Andorra (AD)
Andorra is a tiny parliamentary co-principality nestled in the Pyrenees mountains between France and Spain, governed jointly by the French President and the Bishop of Urgell.
Renting in Andorra
Full lifecycle: finding, moving in, during tenancy, leaving.
Andorra's rental market is very tight — supply is severely limited by the small land area and growing resident population. Andorra la Vella and Escaldes-Engordany have the most stock but highest prices. Typical rents: studio €600–900/month; 1-bedroom €800–1,200/month; 2-bedroom €1,000–1,800/month; 3-bedroom €1,400–2,500/month. Ski area properties (Soldeu, El Tarter, Pas de la Casa) are premium-priced and often available as seasonal rentals rather than annual. Most rental agreements (contractes d'arrendament) run for a minimum of five years for primary residences under Law 24/2023 (in force from January 2024 and amended in 2025). Rental law is governed by Law 24/2023 on Urban Property Leases (updating earlier Andorran tenancy legislation), with rent increases tied to the Consumer Price Index (CPI).
1. Finding a flat
- - Passport or national ID
- - Valid Andorran residence permit (or work authorisation if employment-based)
- - Employment contract or proof of income (last 3 months payslips)
- - Bank statements (last 3 months)
- - References from previous landlord (if available)
- - CASS membership confirmation
- - Move fast — good apartments disappear within hours in Andorra. Having all documents ready before viewing is essential.
- - Estate agents are the most reliable channel — many landlords exclusively list through agents to avoid direct dealing with tenants.
- - Network among colleagues and expat communities for off-market opportunities — word of mouth is very effective in Andorra's small community.
- - Ski resort area: seasonal rentals (October–April) often available at lower annual rates — negotiate for a 12-month term to secure year-round accommodation.
- - Be wary of very cheap listings — Andorra has no below-market housing stock; suspiciously low prices often indicate problems (no parking, very small, noise issues, or scams).
- - Consider parishes outside Andorra la Vella (La Massana, Encamp) for better value — still well-connected by free public buses.
ExpatCheapRent is a rental platform built for expats — worth a look alongside the local platforms above when you start your search in Andorra.
2. Before move-in
Handover protocol
A written handover (acta de lliurament) documenting the property's condition at move-in is strongly recommended and becoming standard practice. Conduct a thorough inspection room by room with the landlord or agent. Photograph every room, noting pre-existing damage, marks, and any non-working appliances. Record meter readings (electricity — FEDA; water — Comú). Both parties should sign the handover report.
Deposit
Max: 1–2 months' rent is standard (some landlords ask for 2 months for international tenants). For high-value properties, 3 months is sometimes requested.
Rules: The deposit (dipòsit de garantia) is held by the landlord or an estate agent's escrow account. Under Law 24/2023, the deposit may not exceed two months' rent. Andorra does not operate a state deposit protection scheme equivalent to French or UK systems — confirm deposit terms and return conditions in writing.
Return deadline: Within 30 days of lease end and handover of keys, provided the property is in good order. Deductions can be made for damages beyond normal wear and tear.
3. During your tenancy
Annual Utility Settlement (Liquidació Anual de Subministraments)
Frequency: Annual (at lease renewal)
Dispute window: 30 days from receiving the reconciliation statement
- - Landlord charging for personal utility accounts in landlord's name without a submetering agreement
- - Community fees increasing significantly without AGM (assemblea de propietaris) decision
- - Utility bills that do not match meter readings taken at move-in
Repairs: Landlord is responsible for structural repairs and major system maintenance (boiler, lift, roof). Tenant responsible for minor repairs and maintenance of tenant-caused damage. Report issues in writing (email) to create a paper trail. If the landlord refuses to make legally required repairs, contact the Departament de Justícia or seek mediation.
4. Moving out
Notice period: To exit early mid-lease: 1 month written notice to the landlord. To prevent automatic annual renewal of an expiring contract: 3 months written notice before the end of the contract term or any extended period. Failure to give the 1-month early-exit notice: tenant owes 1 month's rent per year remaining on the contract. Give notice by registered letter (carta certificada) to create a legal record.
Final handover: Conduct a final inspection with the landlord at the agreed exit date. Bring the original move-in handover report and photos. Hand over all keys. Record final meter readings. Any disputes about condition should be noted in writing at handover — do not sign a clean handover if you disagree with the landlord's assessment.
Deposit return: Landlord has 30 days from handover to return the deposit or provide itemised deduction list. Normal wear and tear is NOT deductible. If the landlord withholds deposit without justification, you can pursue via the Andorran civil courts (Batllia — magistrates court) or seek mediation through the Oficina de Mediació.
Your tenant rights
Tenant association: There is no formal tenants' association in Andorra equivalent to Spain's OCU or France's CLCV. The Consell General (parliament) handles tenant-landlord disputes through the judicial system. The Departament de Justícia can advise on rights.
Rent control: Law 24/2023 (in force from January 2024, amended 2025) introduced rent increase caps tied to the Consumer Price Index (CPI) — annual increases may not exceed the annual CPI rate. This represents a significant pro-tenant reform from previous law. Market rents have risen 20–35% since 2020, but new contracts and renewals are now CPI-capped. A phased deregulation of older controlled contracts (pre-2012) is scheduled to begin in 2027.
Eviction protection: Tenants cannot be evicted during the term of a valid lease without just cause (non-payment, severe damage, illegal activity). Eviction proceedings go through the Batllia (magistrates court) — allow 2–6 months. Landlords must serve proper notice and cannot change locks without a court order.