The reality: it’s difficult, slow, and tightly controlled

Opening a camper van site or B&B in the Valencia region is possible, but:

It is heavily regulated at three levels:

1. Town Hall (Ayuntamiento) – urban planning and building legality
2. Regional Government (Generalitat Valenciana) – tourism licence
3. Other authorities – health, safety, tax, environment

The key issue is:

If the land or building is not correctly classified, you cannot operate legally.

1) The biggest obstacle: land classification

Most properties in areas like Hondón are on rustic land (suelo rústico).

• By default, tourism businesses are not permitted on rustic land
• You often need a Declaración de Interés Comunitario (DIC) to change land use
• This process is:
  • Expensive
  • Slow (often 1–2+ years)
  • Not guaranteed

This is where most projects fail.

Even things people assume are simple:

• Camper vans
• Glamping
• Mobile homes

These are not loopholes. Even mobile homes generally require urban planning permission.

2) Town Hall requirements

Before anything else, the Ayuntamiento must confirm:

You have:

• A legally registered building
• Correct zoning for tourism use
• A building licence for any works
• Compliance with:
  • Access roads
  • Parking
  • Waste systems
  • Water supply
  • Fire regulations

If the town hall does not approve the use, the project cannot proceed.

3) Tourism licence (mandatory)

To operate legally, you must register with Turisme Comunitat Valenciana.

Typical requirements include:

• Registration in the official tourism register
• Display of your licence number
• Civil liability insurance
• Guest registration (police reporting)
• Compliance with accommodation standards (size, facilities, access, etc.)

Operating without this licence is illegal.

4) B&B / Casa Rural requirements

To run a legal B&B (Casa Rural):

• It must be in a genuine rural location (not urban or coastal zones)
• Typically limited to around 16 guests
• The property must be a registered dwelling

If offering food:

• Food hygiene certification is required
• Health authority registration may be needed

This is a regulated hospitality business, not simply renting rooms.

5) Camper van / camping site requirements

Any form of camping must comply with regional regulations.

Requirements generally include:

• Defined plots and layout
• Infrastructure such as roads, services, and green areas
• Capacity limits
• Environmental compliance

You cannot legally:

• Allow informal van parking
• Run a campsite without proper licensing

Small-scale or private camping is only allowed under strict limitations, typically around 16 guests.

6) Ongoing obligations

Once operating, you must:

• Declare all income
• Maintain insurance
• Keep registration up to date
• Comply with inspections
• Report guests to authorities

Failure to comply can lead to:

• Closure
• Removal from the tourism register
• Financial penalties

7) Key warning

Many properties in inland Alicante:

• Are not correctly registered
• Do not have tourism licences
• Operate informally

Authorities are increasingly enforcing regulations.

Businesses are being:

• Closed down
• Fined heavily

Illegal constructions often cannot be regularised.

Bottom line

A simple way to explain this to a client:

“It’s not just buying a property and starting a business. You need the correct land classification, town hall approval, and a regional tourism licence. Without all three, the business is illegal, and in this region there have been many cases of closures and significant fines.”