Veri*factu: What will change for us real estate agents in 2026
Veri*factu: What will change for us real estate agents in 2026
From 2026, things will change once again for companies and autónomos here in Spain. The new magic word is Veri*factu.
Companies (S.L.s) have to introduce the system from 01.01.2026, we Autónomos are not due until 01.07.2026 – although there are also exceptions and pitfalls.
What exactly is behind this and what do we need to do now? Here is some plain language.
The legal situation (short and sweet)
Law 11/2021 and the very recent Decree 254/2025 (which supplements the old decree of 2023) introduce how invoices must be written in future. An invoicing system must be certified and follow strict standards from the cut-off dates.
What must the invoicing program be able to do from 2026?
All in all, there are several points that the software has to fulfill:
- She must be able to communicate with the hacienda.
- It must digitally sign the invoices with an electronic certificate (protection against manipulation).
- It must have a QR code in the top right-hand corner of every invoice.
- It should offer the choice between “Verifactu” and “No Verifactu”.
The last point in particular is exciting.
If you select the “Verifactu” mode, a copy is immediately sent to the hacienda when the invoice is created. The recipient can then use the QR code to check whether the invoice is genuine and registered with the office. This is intended to protect against counterfeit invoices. In addition, the QR code must contain the following sentence: ‘Factura verificable en la sede electrónica de la AEAT.
In “No Verifactu” mode, no copy is sent directly, but the QR code indicates that the system is basically compliant.
If you scan the QR code for both variants, you will be directed to the Hacienda page. With the Verifactu variant, the following information is displayed: NIF of the biller, invoice number, invoice date and invoice amount.
The No Verifactu variant displays ‘Factura no encontrada’ with further information on the invoice sender.
Rumor mill: There is already wild speculation online: Anyone who opts for “No Verifactu” (i.e. does not voluntarily report everything immediately) could be more likely to be subject to a tax audit. No one knows whether this is true, but they could well be.
What advantages do we supposedly gain from this?
To be completely honest: none at all.
Although Hacienda lists flowery advantages for companies, if you read through it, you quickly realize that these are all just advantages for the tax office (better insight, no manipulation possible, less tax fraud). For us, it only means more effort and costs in everyday life.
Attention: The free “solution” of the Hacienda
You probably also received this notification from AEAT a few days ago, in which they refer to Verifactu and promote their own solution.
Click here to go to the AEAT page.
I’ve had a look and can only say: be careful.
This solution is extremely rudimentary. It is more for people who write three invoices a year.
- No designs, no logos – so it doesn’t look professional.
- The big catch: you have no choice here. If you use the Hacienda tool, you are forced to work in “Verifactu” mode. Every invoice goes straight to the tax office. Did you make a typo? Too bad. Then it’s a complicated matter of canceling and redoing.
What does this mean in concrete terms for companies (S.L.)?
From 01.01.2026, every outgoing invoice must run through such software. Regardless of whether the S.L. writes ten invoices a day or just one a month. There is no leeway.
What does this mean for Autónomos?
Officially, all Autonomos must switch from 01.07.2026.
There is one exception: anyone who writes invoices purely manually (e.g. Word or Excel without macros) may continue to do so for the time being. Hacienda currently still accepts this – according to the Hacienda website, no legal regulation. But to be honest, this could change quickly in the coming months. I wouldn’t rely on it.
In addition, the e-bill (B2B) is expected to be launched in 2027. This is based on the Verifactu system. Anyone still using Word will be out of the game by then at the latest.
My recommendation to you
For S.L. holders: act now. Look for a system, usually costing between €5 and €20 per month.
Although the deadline for Autónomos is in July, I strongly recommend switching as early as January 2026.
Why?
Otherwise there will be a huge hassle with the invoice numbers. If you change the system in the middle of the year (July), the numbering has to fit seamlessly. That’s annoying. It’s better to use the first half of 2026 to get used to it. It’s no longer worth resting on Word and Excel, we’re just postponing the problem for a few months until the introduction of e-invoicing.
And very important: you need your digital certificate for the setup. Nothing works without it.
Simple control
Watch out from January 2026: Does an invoice from a company not have a QR code at the top right? Then be careful.
