Commission Invoice Transparency: Your Elvestay Billing & Fiscal Compliance Explained

Q: Why does Elvestay issue a corrective invoice instead of cancelling the original?

Under Spanish fiscal law (RD 1619/2012), invoices cannot be deleted once issued—they must remain in the audit trail permanently. Corrective invoices create a transparent record of all transactions, satisfying both AEAT requirements and RGPD data integrity standards. This approach also simplifies your accounting software reconciliation and ensures Verifactu reporting consistency.

Q: How do I verify the atomic sequential numbering on my invoices?

Each invoice number appears on the PDF invoice header and in your Elvestay account portal under 'Invoices & Statements'. Numbers increase sequentially without gaps or repeats. If you notice a missing or duplicate number, contact our compliance team immediately. Atomic numbering is auditable and forms part of our eIDAS digital signature chain.

Q: What is Verifactu and how does it affect my tax reporting?

Verifactu (RD 1007/2023) is Spain's real-time invoice reporting system. Elvestay submits your commission invoices to AEAT automatically, creating a cryptographic hash chain that proves authenticity and prevents tampering. This means your records sync with tax authorities instantly—you don't need to manually declare these invoices in quarterly VAT returns, reducing compliance burden and audit risk.

Q: When will Verifactu reporting become mandatory for all Elvestay invoices?

Phased rollout continues through 2024–2025 based on business turnover thresholds. Elvestay already submits all invoices proactively to stay ahead of requirements. Once your business turnover exceeds the NRA (Número de Registro de Agentes) threshold, Verifactu becomes mandatory—we'll notify you in advance. Costs remain zero for property owners; reporting is our responsibility.

Q: How do I match the SEPA settlement amount to my invoice statements?

Download the PDF statement provided on settlement day (10th of each month). It lists all invoices issued during the billing period, commission rates applied, and the net SEPA credit. Cross-reference booking references with your property calendar. If the statement shows fewer or more bookings than expected, check for cancellations that triggered corrective invoices—these appear separately in the statement breakdown.

Elvestay issues commission invoices under RD 1619/2012 standards with atomic sequential numbering, automatic corrective invoices for cancellations, and Verifactu-ready compliance. Here's how your billing works and why it matters for your fiscal records.

Structure of the Elvestay Commission Invoice

Your Elvestay commission invoice follows RD 1619/2012 requirements for transparency and regulatory compliance. Each invoice details the mediation fee (typically a percentage of rental income), itemised by booking reference, stay duration, and turnover amount. The invoice includes your VAT identification, our tax registration, issue date, and payment terms. RGPD-compliant contact details are provided separately. The structure ensures both you and tax authorities can clearly trace commission calculations against platform activity, reducing audit friction and supporting your quarterly declarations.

Atomic Sequential Numbering

Commission invoices bear atomic sequential numbering—each invoice receives a unique, non-repeating identifier issued in strict chronological order. This numbering is immutable; once assigned, it cannot be reused or altered, fulfilling RD 1619/2012 correlative requirements. Atomic numbering prevents gaps or duplicates, making invoice reconciliation straightforward for your accounting records. If you spot a numbering anomaly, report it immediately so we can investigate. This mechanism is essential for Verifactu reporting and demonstrates fiscal integrity to Spanish tax authorities (Agencia Tributaria).

Corrective Invoice: When and How It Is Issued

Should you cancel a booking or dispute a charge, Elvestay automatically issues a corrective (rectificative) invoice rather than deleting the original. Under RD 1619/2012, corrective invoices reference the original invoice number and clearly state the correction type (cancellation, adjustment, or refund). The corrective invoice reduces your net commission liability by the cancelled amount plus any refund. Both original and corrective invoices remain in your fiscal records indefinitely; this dual-entry approach satisfies audit trails and SEPA reconciliation requirements. Corrections typically appear within 48 hours of cancellation approval.

Verifactu RD 1007/2023: Current Status and Roadmap

Elvestay is Verifactu-ready under RD 1007/2023, meaning all invoices incorporate cryptographic hash chains enabling real-time reporting to the Spanish Tax Authority (AEAT). Whilst immediate mandatory reporting is phased by business size and turnover, Elvestay proactively submits your commission invoices to Verifactu, ensuring your records align with AEAT systems from day one. This eliminates end-of-quarter reconciliation delays. Our eIDAS-compliant digital signatures guarantee invoice authenticity. As regulations evolve, we'll notify you of any changes affecting your fiscal obligations—no surprises.

SEPA Settlements on Day 10 with Itemised Breakdown

Every 10th of the month, Elvestay initiates SEPA transfers crediting your nominated bank account. Each settlement corresponds to invoices issued in the preceding period, with a detailed PDF statement listing every booking, commission deducted, and net amount transferred. The breakdown includes booking reference, check-in/check-out dates, nightly rate, length of stay, and commission percentage applied. This itemisation lets you verify calculations against your property records and cross-reference with your quarterly tax returns. SEPA transfers are irreversible once initiated; if discrepancies arise, we address them via corrective invoices in the following cycle.

Everything Elvestay offers

Over 40 real differentiators that set Elvestay apart from Airbnb, Booking and traditional rentals. No empty promises — everything is live.

Verifactu-ready invoices

Complies with RD 1619/2012 with atomic sequential numbering. Hash chain ready for RD 1007/2023.

Automatic rectifying invoices

Cancellations generate rectifying invoice without intervention. Your accounts always balance.

Transparent commission

We only charge on confirmed bookings. No signup fee, no monthly subscription, no card to enter.

Pricing and profitability(8)▼

Multi-strategy pricing

4 modes in one click: manual, fixed monthly, hybrid day+month or automatic engine. Keep your calendar intact when switching.

Dynamic pricing engine

7 signals (season, your occupancy and competitors', events, day of week, lead time, market, manual adjustment) recalculate every 6 hours.

Nightly plus monthly simultaneous

Base monthly price for snowbirds and nomads plus per-night override in peak season. Set and forget.

Manual adjustment ±50%

Raise or lower the final price by a fixed percentage on top of automatic calculation. Useful if the engine runs high or low in your area.

Floor and ceiling per listing

The engine never goes below the minimum or above the maximum you set. Complete control over your extremes.

Transparent 365-day breakdown

365 daily suggestions with signal chips: see exactly why the price changes each day.

Public profitability calculator

Estimate your net return LAU vs VUT in seconds with shareable URL. No registration required.

AI-powered rate reader

Upload Excel, PDF or photo of prices and AI imports your calendar in seconds. Review and apply.

Legal security(7)▼

LAU art. 3.2 without VUT licence

11 nights to 9 months under seasonal rental legal framework. No tourism licence, no Generalitat risk.

Automatic LAU contract per booking

Instant generation in guest's language with non-editable clauses compliant with LAU.

eIDAS art. 25.1 electronic signature

Full legal weight with SHA-256 PDF hash, IP, timestamp and signer's geolocation.

Complies with CV Law 9/2024 and RD 1312/2024

Current legal framework in Comunitat Valenciana. NRA managed by the platform.

GDPR art. 28 DPA on sign-up

Data processing agreement signed for hosts. No surprises at audit time.

Automatic false temporality detection

Pattern detection (same guest >270 nights/year same listing) blocks bookings that look like habitual dwelling rental.

Armoured legal clauses

LAU+GDPR+eIDAS+DAC7 clauses are non-editable. Anti-abusive clause validator in your house rules.

Financial security(7)▼

Transparent commission

We only charge on confirmed bookings. No signup fee, no monthly subscription, no card to enter.

Stripe Connect with 3D Secure SCA

European payment compliant with PSD2. Funds held in escrow 72h post check-in to resolve disputes.

Dual-model security deposit

Choose: collect the deposit directly (Bizum/cash) or have Elvestay manage it via Swikly (card pre-authorisation without actual charge).

Two payment models

Model A: Elvestay charges guest and pays you. Model B: you charge directly and invoice commission at month end.

Verifactu-ready invoices

Complies with RD 1619/2012 with atomic sequential numbering. Hash chain ready for RD 1007/2023.

Automatic rectifying invoices

Cancellations generate rectifying invoice without intervention. Your accounts always balance.

Monthly SEPA payouts on the 10th

Consolidated transfer with per-booking breakdown. Your money arrives on predictable dates.

Operational security(6)▼

No-show workflow with split refund

10:00 next-day window plus 48h dispute. Clear partial refund policy for guest and host.

Document proof for stays ≥ 90 nights

Guest uploads documentation that justifies temporality. Strengthens your LAU 3.2 legal position.

Auto-cancel unpaid bookings

Daily cron cancels and frees dates if guest hasn't completed payment within deadline. Keeps your calendar clear.

Official DNI/NIE/Passport validation

Official mod-23 algorithm client+server-side with 18+ age minimum. No fake identities get through.

RLS mandatory plus explicit GRANTs

Anti-IDOR at database level. No host can see or touch listings or bookings that aren't theirs.

iCal sync with SSRF protection

Blocks loopback/RFC1918/metadata IPs when importing external URLs. Your platform can't be attacked from a malicious calendar.

Multi-channel and synchronisation(4)▼

Bidirectional iCal Airbnb + Booking + Vrbo

Import blocks and export your Elvestay calendar. Rotatable token per listing.

Avantio PMS import

Direct connection for agencies already using Avantio. Brings properties, rates and availability.

Competitor signal in pricing engine

The engine reads public iCal availability from competitors in your area to raise prices when real demand exists.

Signed and rotatable iCal token

Each listing has a signed export URL. Regenerate it and the old one stops working instantly.

International and support(4)▼

Platform in 7 languages

100% translated UI: Spanish, English, German, Dutch, French, Portuguese and Italian. Source markets covered.

Message and review translation with DeepL

Guest chat and reviews translate live to 30+ languages. Serve anyone without language barriers.

Auth emails in 7 languages

Signup, recovery, magic link and email change arrive in the user's language. Professional from minute one.

Correct hreflang on all pages

Google understands which language to offer each market. Your listing ranks locally across 7 regions.

Onboarding(5)▼

Host sign-up in 10 minutes

Guided 4-step flow: tax ID, bank, photos, calendar. No paperwork, no manual verification required.

Airbnb-style guest-to-host promotion

Any guest can promote to host without new sign-up. Same email, same account.

Photos optimised to WebP/AVIF

Cloudinary serves each image in the optimal format for the browser. LCP < 2.5s and better SEO ranking.

Virtual tour integrated 7 providers

Matterport, Luma, Polycam, Kuula, Klapty, Giraffe360 and YouTube. Paste the link and it embeds.

Host anti-fraud detection

Detection of hosts with >3 listings/city/year (risk of turning habitual dwelling into hidden VUT).

Tools and communications(5)▼

Automatic communication templates

5 triggers: confirmation, X days after, X days before check-in, check-in day, X days after check-out. Editable with placeholders.

Automatic highlights on listings

'Superhost', 'replies <1h', 'near POI X' generate automatically based on your activity. More conversions without curation.

Listing-level contract editor

Additional clauses, PDF annex, jurisdiction, house rules, pets/smoking policy. Fully configurable without losing legal protection.

Complete analytics dashboard

Views, conversions, payouts, commissions, disputes, photo ranking. Decide with data.

Free public NRA validator

Check your NRA in seconds without sign-up. Link-baitable and useful for internal use.

Why does Elvestay issue a corrective invoice instead of cancelling the original?

Under Spanish fiscal law (RD 1619/2012), invoices cannot be deleted once issued—they must remain in the audit trail permanently. Corrective invoices create a transparent record of all transactions, satisfying both AEAT requirements and RGPD data integrity standards. This approach also simplifies your accounting software reconciliation and ensures Verifactu reporting consistency.

How do I verify the atomic sequential numbering on my invoices?

Each invoice number appears on the PDF invoice header and in your Elvestay account portal under 'Invoices & Statements'. Numbers increase sequentially without gaps or repeats. If you notice a missing or duplicate number, contact our compliance team immediately. Atomic numbering is auditable and forms part of our eIDAS digital signature chain.

What is Verifactu and how does it affect my tax reporting?

Verifactu (RD 1007/2023) is Spain's real-time invoice reporting system. Elvestay submits your commission invoices to AEAT automatically, creating a cryptographic hash chain that proves authenticity and prevents tampering. This means your records sync with tax authorities instantly—you don't need to manually declare these invoices in quarterly VAT returns, reducing compliance burden and audit risk.

When will Verifactu reporting become mandatory for all Elvestay invoices?

Phased rollout continues through 2024–2025 based on business turnover thresholds. Elvestay already submits all invoices proactively to stay ahead of requirements. Once your business turnover exceeds the NRA (Número de Registro de Agentes) threshold, Verifactu becomes mandatory—we'll notify you in advance. Costs remain zero for property owners; reporting is our responsibility.

How do I match the SEPA settlement amount to my invoice statements?

Download the PDF statement provided on settlement day (10th of each month). It lists all invoices issued during the billing period, commission rates applied, and the net SEPA credit. Cross-reference booking references with your property calendar. If the statement shows fewer or more bookings than expected, check for cancellations that triggered corrective invoices—these appear separately in the statement breakdown.

Review Your Commission Structure

Understand exactly what you're paying and why—download your latest invoice statement from your Elvestay account.

View My Invoices & Statements