In Catalonia the deposit is paid into the Institut Català del Sòl within two months of signing, using Model 2, and the lease is entered in the Deposit Register. We cover who must do it online, which documents INCASÒL asks for in 2026, the late surcharges and how the bulk scheme for property managers works.
Catalonia uses the power granted by the Urban Leases Act (third additional provision) through its own law: Act 13/1996 of 29 July on the register and lodging of urban lease deposits, implemented by Decree 147/1997. Unlike other regions, lodging here goes hand in hand with entering the lease in the Deposit Register (Registre de Fiances), run by the Institut Català del Sòl (INCASÒL), which among other things feeds the rent reference index.
Article 3 of Act 13/1996 requires landlords, sub-landlords or assignors of urban property, residential or otherwise, to pay the cash deposit into INCASÒL within two months of signing the lease. Updates and cancellations have the same two-month deadline from the event that triggers them. And the landlord must give the tenant a copy of the lodging receipt within the following two months (art. 5).
New for 2026: renting by the room, or any splitting of a home's use, is no longer exempt. According to INCASÒL, for room leases signed from 14 July 2026 lodging and registration are compulsory.
Property managers, licensed estate agents, companies and anyone acting for them must do it online.
Signed lease with annexes, cadastral reference and, depending on the case, the state rent reference system report (main homes from 26 March 2026) or proof of the purpose of a temporary let.
With digital ID, under «Nou tràmit > Dipòsit de fiances». A receipt with the control number (NC) is generated. If you make a mistake, you file a new Model 2: the previous one cannot be edited.
Online banking or cash machines of CaixaBank, Banc Sabadell and BBVA, card, cash at Sabadell and BBVA branches, or at INCASÒL's Deposit Coordination office by appointment.
INCASÒL registers the lease about 15 days after payment and sends the register number by post or email.
Applied to the deposit amount when it is paid late without a prior inspection notice.
| Delay past the two months | Surcharge |
|---|---|
| Up to 3 months | 5% |
| 3 to 6 months | 10% |
| 6 to 12 months | 15% |
| Over 12 months | 20% plus late-payment interest |
| After an inspection notice | 25% (plus late-payment interest after 12 months) |
The surcharge can never exceed €1,500. Source: art. 12 bis of Act 13/1996 and INCASÒL FAQ.
Failing to lodge the deposit, or its updates, is a serious offence: a fine of 35% to 75% of the unlodged amount (arts. 8 and 9). Lodging late without regularising, not giving the tenant the receipt or breaching formal requirements is a minor offence, fined at up to 35% of the deposit with a €3,000 cap. Note that the duty to lodge can be enforced while the lease is in force, and the limitation period for the offence only starts when the lease ends (art. 12).
Instead of one Model 2 per lease, the scheme holder lodges through periodic settlements, filed online, with quarterly lists of new leases, increases and cancellations. According to INCASÒL's table of options, the owners' option requires 25 leases, and the property-manager option requires managing at least 100 homes or premises with total deposits above €180,304, applied for through the Catalan Association of Property Managers. Filing the ordinary settlement late carries a 10% surcharge on its amount. If you also manage owners' associations, FixrOS for property managers keeps both portfolios in one system.
Once the lease ends, the landlord or their representative claims the refund with Model 3, quoting the Model 2 control number or the register number. You must provide a document signed by both parties proving the end of the lease (or recovery of possession) and a bank certificate of account ownership; screenshots and statements are not accepted. INCASÒL refunds by transfer within 21 working days at most if everything is in order. Importantly, in Catalonia deposits cannot be offset between leases; if you let the same flat again, the old one is cancelled and refunded and the new one lodged.
You file Model 2 with INCASÒL yourself; FixrOS does not submit it. But the Portfolio module stores with each lease the deposit received, the control number, the register number and the signing date, and counts the two months for you. When the tenant returns the keys, their refund goes into the owner statement and you are reminded to file Model 3.
Two months from signing the lease, under article 3 of Act 13/1996. After that, surcharges of 5% to 20% apply.
It is the payment form used to lodge the deposit. Completing it generates a control number (NC) that identifies the deposit until the lease is entered in the Deposit Register.
Yes. The law covers renting by the room and any splitting of a home's use, and INCASÒL states it is compulsory for leases signed from 14 July 2026. The deposit is one month's rent.
Up to 21 working days from the Model 3 request, if the paperwork is correct. If it is late, statutory interest applies.
No. The Deposit Register does not allow offsetting: you claim the refund of the ended lease's deposit and lodge the new one.
No. The landlord or their manager handles the lodging. FixrOS records each deposit with its control number, register number and deadlines, and alerts you to what still needs lodging, updating or recovering.
Information checked on 18 October 2026 against INCASÒL's official pages (lodging, refunds, FAQ and bulk scheme), the consolidated Act 13/1996 and the Urban Leases Act. It is not a substitute for professional advice.
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