Every month we get a call from a landlord with the same situation: a rental flat with an old bath that nobody wants, knowing that a shower conversion would raise the rent or help let it faster, but unsure of the when and how without creating legal complications.
Here’s what we tell them.
Do you need the tenant’s consent?
Yes. If the flat is occupied, any work that modifies the property requires tenant consent, except for urgent maintenance.
Spain’s Urban Tenancies Act (LAU) distinguishes between:
- Conservation works: landlord’s obligation, no consent needed
- Improvement works: landlord can carry them out notifying the tenant 3 months in advance. The tenant may choose to terminate the lease if the works are significant.
- Transformation works: require explicit tenant agreement
Replacing a bath with a shower is an improvement or transformation. The tenant has the right to be informed with adequate notice.
The most practical solution: do the renovation when the tenant changes. The gap between one tenant leaving and the next arriving (usually 2-4 weeks) is the ideal window. The work takes 3-4 days without complications.
If the flat is occupied and the tenant wants to stay, the cleanest approach is an agreement: the renovation happens at an agreed time (for example, during their summer holidays), the landlord pays, and the tenant accepts a small rent increase in return.
VAT: what most landlords don’t know
Here’s the point that surprises most landlords: when you’re the owner and contract work on your rental flat, you can’t apply the reduced 10% VAT rate.
The 10% VAT for housing renovations applies when:
- The recipient is a private individual
- The property is for the recipient’s personal use
- The building is more than 2 years old
- Materials supplied by the contractor don’t exceed 40% of the taxable base
The problem is point 2: if you’re the owner and the property is rented out, it’s not for your personal use. The tax authority is clear: owners who rent out and contract renovation work pay 21% VAT.
This changes the budget significantly. A 3,000 € net renovation carries 630 € VAT at 21% instead of 300 € at 10%. That’s 330 € difference to factor in.
ROI: how much does the rent go up?
In Valencia, the difference between a flat with an old bath and the same flat with a modern shower is typically 30-80 €/month in rental price, depending on the area and property.
A typical bath-to-shower conversion in Valencia (demolition, shower tray or open shower, screen, new tiling, new taps) costs 1,500-3,500 € including 21% VAT.
With a 50 €/month rent increase:
- Simple payback: 1,500 € / 50 €/month = 30 months → 2.5 years
- At 3,500 €: 70 months → nearly 6 years
But payback isn’t the only variable. A flat with a modern shower rents faster than one with an old bath. Reducing the vacancy period from 3 weeks to 1 week is already 160-200 € gained — which improves the real return.
The renovation also increases the sale value of the property. If you plan to sell in 5-8 years, a renovated bathroom is worth more than the investment made.
What the renovation includes
Basic renovation (1,500-2,200 € inc. 21% VAT):
- Bath demolition and removal
- 80 × 80 cm or 90 × 90 cm shower tray (Roca, Porcelanosa)
- Basic fixed or hinged shower screen
- New single-lever tap
- Small tile repair in former bath area
Full renovation (2,500-4,500 € inc. 21% VAT):
- Everything above
- Complete retiling of shower area
- Replacement of taps and accessories
- Option of low-profile tray or linear drain
- Painting or refreshing non-tiled areas
Unexpected cost drivers: pipe condition (1970-90s Valencia plumbing often needs replacing), loose or damp-damaged existing tiles, drainage collector replacement.
Practical case
Landlord in Patraix (Valencia), 1983 flat, bathroom with yellowed plastic bath. Current rent: 750 €/month. Tenant leaving in June.
What we did:
- 4-day renovation during vacancy (first week of July)
- Bath removed, open shower with linear drain, complete retiling of shower zone
- New Roca taps
- Fixed tempered glass screen 8 mm
- Total cost: 2,800 € + 21% VAT = 3,388 €
The flat let within 10 days at 820 €/month (+70 €/month on previous rent). Payback: 3,388 / 70 = 48 months (4 years).
A reasonable result. The landlord also has a bathroom with a contractor’s warranty for several years, no foreseeable issues.
Get a quote or find out how we work.
Calculate your bathtub-to-shower swap price
Fixed price regardless of size
