THE PHOTO OF THE DAY | Isabel Rodríguez and Pablo Bustinduy congratulate each other after saving one of the housing decrees-law

After the session of the Permanent Deputation of the Congress on November 12, 2026, the two housing decrees had different outcomes: the general measures decree was ratified and the contract stability decree was rejected, according to information following the vote. Therefore, both are no longer pending parliamentary approval: one remains in force and the other is repealed. This is reflected in the session coverage.

The general measures decree remains in force

The ratified text is Royal Decree-Law 29/2026, of October 6, which adopts urgent measures for the protection of the social function of housing and the expansion of affordable housing supply. Ratification means that the Chamber confirms its continuation as a decree-law; it does not equate to approving a new ordinary law nor does it automatically open a period to amend it.

The official information from Congress describes the main areas of this regulation:

• Temporary limitations on certain housing acquisitions until December 31, 2030 and suspension of certain evictions of vulnerable people without housing alternatives.
• Measures regarding tenants, accreditation of large holders, and changes in various taxes, including IRPF, VAT, Corporate Tax, and municipal taxes.
• Actions to expand the public housing stock and affordable housing, with the creation of the Social Impact Housing Fund.
• Guarantees of up to 2 billion euros for social or affordable rental housing and another line of up to 280 million linked to industrialized construction.
• The TU CASA mechanism, with interest-free and commission-free loans for the first mortgaged main residence, for the lesser amount between 20% of the housing value and 50,000 euros.

In terms of processing, the decisive factor is that these measures retain their normative support. There is no record in the consulted sources of an express agreement allowing to affirm that the ratified decree will also continue as a bill.

The decree on rental continuity is repealed

The rejected text is Royal Decree-Law 28/2026, of October 6, which adopts urgent measures to strengthen the stability of habitual residence lease contracts. The rejection of its ratification closes its path as a decree-law: it does not automatically proceed to another parliamentary phase nor is it open to amendments.

This decree proposed to modify article 10 of the Urban Leases Law. According to Congress, it provided for successive extensions after the first five years of contract — seven when the landlord was a legal entity — unless a non-renewal notice was given, and extended the owner's notice period from four to six months.

It also established, with exceptions, compensation when the owner decided not to renew. Its amount would be the greater between twelve monthly payments calculated with the state reference system and one monthly payment per year of residence, according to the text's rules. This regime is not consolidated by the vote.

How this situation was reached

These texts should not be confused with Royal Decree-Laws 26/2026 and 27/2026, of September 29: both were rejected on October 2. The Government later approved the new October decrees with modifications. Since the Cortes were dissolved, it was up to the Permanent Deputation to decide on them.

In short, the session leaves a partial continuity of the housing package: the general decree remains and the additional contractual stability regime is discarded. Recovering the rejected measures will require a new legislative initiative; it is not enough to resume the repealed decree.

Isabel Rodríguez heads the Ministry of Housing and Urban Agenda; Pablo Bustinduy, the Ministry of Social Rights, Consumer Affairs, and Agenda 2030. Both have held their portfolios since November 2023. The main difference is that Rodríguez is responsible for state housing and urban development policies, while Bustinduy oversees social protection, consumer rights, and sustainable development.

Isabel Rodríguez: Housing and Urban Agenda

Her department is entrusted with proposing and executing the Government's policy on housing, urban agenda, building quality, and land. Its structure is developed in Royal Decree 208/2024, of February 27. The official biography of Rodríguez confirms her incumbency.

• Access to housing: promoting state plans, aids, and programs aimed at facilitating decent and affordable housing, especially for those facing greater economic difficulties.
• Public housing and land: promoting state actions to expand the supply of affordable or social housing and mobilize public land, through instruments and entities linked to the department.
• Rehabilitation and urban regeneration: developing programs to improve buildings and neighborhoods, including energy efficiency, accessibility, and conservation of the built stock.
• Architecture and construction: fostering architectural and constructive quality, as well as sustainability and habitability of buildings.
• Spanish Urban Agenda: promoting sustainable urban development and collaborating with autonomous communities and municipalities to translate their objectives into territorial policies.

Her responsibility does not mean she directly manages all housing, aids, or urban planning decisions in Spain. She must act within the distribution of competencies with autonomous communities and local entities, which have their own regulatory and management functions. Therefore, territorial cooperation and shared financing are central elements of her work.

It is important to distinguish this position from previous ones: Rodríguez was Minister of Territorial Policy and Government Spokesperson between 2021 and 2023, but those functions are not part of her current portfolio.

Pablo Bustinduy: Social Rights, Consumer Affairs, and Agenda 2030

His ministry combines several areas, developed in Royal Decree 209/2024, of February 27. His institutional profile includes the full title of the position.

• Social rights and services: promoting welfare, social cohesion, and care policies for vulnerable people, as well as collaborating with the third sector and volunteering.
• Dependency, disability, and care: developing state policies on personal autonomy, accessibility, and rights of people with disabilities, with participation from Imserso and territorial coordination.
• Families: promoting family protection and recognition of their diversity through plans, programs, and regulatory proposals.
• Consumer affairs: defending consumers against abusive practices, promoting product safety, and improving complaint and arbitration mechanisms that allow resolving conflicts with companies without initially going to court.
• Gambling: directing state policies on gambling regulation and user protection through the Directorate General for Gambling Regulation.
• Animal welfare: promoting the protection of animal rights and welfare within the department's competencies.
• Agenda 2030: promoting, coordinating, and monitoring the implementation of the Sustainable Development Goals, cooperating with other administrations and social actors.

Common responsibilities as ministers

Both must lead their departments, set priorities, supervise their bodies, and represent the ministry. They also promote legislative proposals, coordinate policy execution, and explain their management before institutions. In summary: Rodríguez holds the core housing competency; Bustinduy may intervene in related matters from consumer or social protection perspectives, without being the Housing minister.

Renewing a lease successively should not be confused with guaranteeing its indefinite extension. The first option consists of maintaining the relationship through renewals; the second aims to ensure it continues without an effective end date. To determine whether that guarantee is valid and enforceable in Spain, it is necessary to compare the contract with the applicable regulations: it is not enough to add the expression "indefinite extension."

Sufficient verification of current legislation has not been obtained to specify here the deadlines, articles, and specific legal requirements. The following is a general guideline on what should be reviewed, not a confirmation that a particular clause allows indefinite residence in the property.

1. Clarify what is intended to be achieved

Before drafting a clause, it is advisable to distinguish three different objectives:

• Successive renewals: the contract is extended for periods and may establish how to avoid a new renewal.
• Continuity as long as both parties want: landlord and tenant maintain the lease through subsequent agreements, without guaranteeing its future duration from the start.
• Guaranteed permanence for the tenant: it is intended that the landlord cannot terminate the relationship merely due to the passage of time. This claim requires especially careful legal examination.

A clause that allows the landlord to oppose each renewal does not guarantee indefinite permanence, even if renewals can be repeated many times.

2. Identify the contract and its applicable regime

The review should start from the actual use of the property: main residence, temporary accommodation, or premises intended for an activity. It should also examine when the contract was signed, what subsequent modifications exist, and who acts as landlord. Without this data, it is not prudent to automatically apply the rules of one lease to another.

Additionally, extensions provided by regulations should be differentiated from agreed renewals. An eventual extraordinary protection linked to specific circumstances should also not be confused with a permanent right to keep the contract.

3. Define a clear renewal mechanism

If continuity through renewals is sought, the wording should specify:

• The duration of each renewed period and when it begins.
• Whether the renewal operates automatically or requires a new agreement.
• Who can oppose it and how they must communicate it.
• What happens with the rent, its updates, and other conditions.
• What causes allow terminating the contract and the consequences of breach.

These are aspects that should be regulated, but do not replace the applicable legal requirements. Their effectiveness depends on the agreement respecting the mandatory rules.

4. Verify consent and document the agreement

When continuity depends on a new agreement, it must be clear that there is consent among those who can bind the parties. Documenting it in writing facilitates proving what has been accepted and avoids confusing conversations, tolerance, or expectations with a contractual obligation.

The document should identify the original contract, explain which clauses it changes, and indicate which remain. It is also advisable to review guarantees: it should not be assumed that whoever guaranteed the initial contract accepts any subsequent extension.

5. Review the clause before assuming a permanent guarantee

The expression "indefinitely" leaves essential questions open: can any party withdraw?, does continuity depend on a specific person?, what happens if the owner changes? The answer must be found in a legally valid agreement, not in an isolated word.

The practical conclusion is to seek well-defined continuity, not to promise unlimited permanence without reviewing its validity. Before signing, it is advisable that a professional examines the complete contract and compares the clause with current legislation. To specify your case, the decisive data are the property's purpose, the contract date, and the proposed renewal text.