Valencia 46015, Spain — Historic VUT numbers and the former 2022 cambio de uso route should not be relied upon as proof of current lawful tourist, hotel, inn, or aparthotel status. No habitability licence; no valid rental registration; 9+ active investigations; May 2026 Urbanismo inspection confirmed 20 illegal subdivisions and no evacuation route on 5th floor. Verify the exact unit before paying or signing.
Benicalap is a well-established residential neighbourhood in northern Valencia, close to the university campus and well connected by tram and bus. If you're searching for a studio, apartment, or flat in Benicalap, you may have come across listings on platforms such as Spotahome, Uniplaces, or Airbnb. This page exists to help you research that address before you commit to a contract or payment — regardless of which rental platform you found it on.
Booking Site Warning
You searched Avenida de Burjassot 228, Valencia — this page is about that exact address. The property has no habitability license, no rental registration, and 9 active investigations. Read the facts below before you book or sign anything.
Property Identification
Key identifiers for this property and the operators behind it.
The Catastral reference 4051511YJ2745A confirms only 4 legal dwellings exist in this building (one per floor) — not the 18+ micro-studios currently being marketed as independent rental units.
Key Status Facts
What you need to know before considering this property. The company behind this building, Valencia City Roof Terrazas S.L. (Administradora Única: Daphne Javiera Friedrichs; Apoderado: Dr. med. Wolf-Dieter Friedrichs), holds no valid licences for any of the 18+ units being marketed.
None of the 18+ subdivided units has a valid habitability license (cédula de habitabilidad — Spain's official document certifying a dwelling meets minimum habitability standards for human habitation: safe electrical installations, adequate water/sanitation, minimum room dimensions, structural integrity).
No independent authority has verified that any unit is safe to live in.
No valid rental registration number (NRA — Número de Registro de Alquiler) exists for this property. This registration is mandatory for all rental activity in Valencia since July 2025.
The active Airbnb listing displays an NRA number that is believed to be false based on official verification.
The 4 NRA numbers recently supplied to Spotahome correspond to the 4 original full-size dwellings in the Catastro — not to any of the 18+ micro-studios being advertised. The units being rented do not match the registered NRA units.
Critical fire safety deficiencies documented by the fire brigade (Reg. 00118/2026/054375):
Conditional licence granted 15 July 2022 — but only for floors 1 and 2, and never certified.
On 15 July 2022, the Junta de Gobierno Local granted a change of use from 4 dwellings to 4 tourist apartments on floors 1 and 2 only. The resolution explicitly states: "El resto del edificio, es decir las plantas tercera, cuarta y quinta permanecen como viviendas." (Floors 3, 4, and 5 remain residential — excluded from tourist use.)
The licence was declared on the basis of "4 dwellings, no works" when the building actually contained 18+ illegally subdivided micro-studios. The conditions imposed (fire resistance EI-120/REI-60/EI-60, accessibility, acoustic insulation, ventilation to rooftop, staircase adequacy) have never been certified in nearly 4 years. The título habilitante (enabling document) has never been issued. The change of use has never been legally implanted.
If your unit is on floor 3, 4, or 5, the building's only tourist-use licence explicitly excludes your floor. You have no title for tourist rental activity.
Three-week water cut in January/February 2026. Confirmed by Emivasa (Valencia's municipal water utility) as a deliberate contract cancellation ("baja") by the landlord — Daphne Javiera Friedrichs, as Administradora Única — not a technical fault.
Consequences documented in medical reports.
Emergency Alert — 26 March 2026 · Juicio sobre delitos leves 726/2026
Documented physical obstruction · Juicio sobre delitos leves 726/2026 · Hearing 18 June 2026 · Ciudad de la Justicia, Valencia
On 26 March 2026, building operators physically blocked an essential drinking water delivery (Aquaservice), preventing the driver from entering the building. The matter has now progressed to a fully initiated juicio por delitos leves por coacciones.
Procedural status: Atestado 6913/2026 has been admitted as Juicio sobre delitos leves 726/2026 (coacciones). The denunciada Daphne Javiera Friedrichs has been formally cited. Hearing scheduled for 18 June 2026 at the Ciudad de la Justicia, Valencia.
This incident represents a significant escalation of a documented pattern of real estate harassment.
5–6 May 2026
On 5 May 2026, two Urbanismo inspectors conducted the first successful interior inspection of Avenida de Burjassot 228 within expediente E-03501-2022-001524-00. The inspectors confirmed they had been denied access on multiple previous occasions over several years and that the tenant's written authorisation enabled the visit.
On 6 May 2026, the day after the inspection, the tenant observed a delivery of construction materials (sand and cement for concrete) into the building's garage area, with Daphne Friedrichs personally receiving the delivery. The tenant immediately notified Urbanismo via email and Sede Electrónica, referencing the 2018 Police discovery of large-scale illegal demolition works (Boletines de denuncia 0461453–0489329) and warning of potential alteration of the building state documented the previous day.
Approximately five minutes later, Michael (the de facto operator with no recorded position in the company) directed an obscene hand gesture at the tenant from the street.
Urbanismo inspection: Expediente E-03501-2022-001524-00 · Reg. 00118/2026/059349
2018 illegal works: Boletines de denuncia 0461453, 0461454, 0461455, 0461456, 0489330, 0489329
Pattern: Delivery of construction materials the day after a municipal inspection is consistent with the documented pattern of obstruction and concealment.
Emergency Alert — 4 July 2026 · Selective Electricity Cut
4 July 2026 · Avenida de Burjassot 228, Valencia · 🌡️ Temperaturas superiores a 30 °C / Temperatures above 30 °C
La administradora del edificio, Daphne Friedrichs, cortó selectivamente el suministro eléctrico a viviendas ocupadas, mientras el resto de unidades del edificio mantenían luz. El corte se produjo durante una ola de calor con temperaturas superiores a 30 °C.
Building administrator Daphne Friedrichs selectively cut the electricity supply to occupied units while all other units in the building retained power. This occurred during a heatwave with temperatures above 30 °C.
Una persona residente, con condición cardíaca diagnosticada, sufrió una crisis hipertensiva que requirió intervención médica de urgencia. Se administró medicación en el lugar y la inquilina tuvo que acudir al médico de cabecera al día siguiente.
A resident with a diagnosed cardiac condition suffered a hypertensive crisis requiring emergency medical intervention. Medication was administered on the scene and the tenant had to attend the GP the next day.
La Policía Local acudió a la escena y restableció la electricidad. La Policía Nacional formuló el Atestado 15215/26, documentando el corte selectivo como continuación de un patrón de coacciones (Art. 172 CP), con posibles lesiones psíquicas y acoso.
Policía Local attended the scene and electricity was restored. Policía Nacional filed Atestado 15215/26 documenting the selective power cut as a continuation of a pattern of coercion (coacciones, Art. 172 CP), possible psychological injury and harassment.
Este corte selectivo de electricidad NO está relacionado con el Requerimiento de Legalización de Urbanismo (Expediente E-03501-2018-001842-00, emitido el 11 de mayo de 2026). Ese requerimiento advierte de posibles cortes de suministros si el propietario no legaliza las obras ilegales en el plazo de 2 meses, pero el Ayuntamiento aún no ha ordenado ni ejecutado esos cortes.
This targeted power cut is NOT related to the Urbanismo enforcement order (Requerimiento de Legalización, Expediente E-03501-2018-001842-00, issued 11 May 2026). That requerimiento warns of utility cuts if the owner fails to legalise illegal works within 2 months — but the Ayuntamiento has not yet ordered or executed those cuts.
En un correo de 29 de junio de 2026, Genovés Calleja Arquitectos confirmaron que su relación laboral con el promotor terminó en 2021, que su proyecto de rehabilitación fue exclusivamente para 10 viviendas y que no intervienen en la legalización actual ni conocen los cambios posteriores.
In an email dated 29 June 2026, Genovés Calleja Arquitectos confirmed that their working relationship with the promoter ended in 2021, that their rehabilitation project was exclusively for 10 dwellings, and that they are not involved in the current legalisation or aware of subsequent changes.
Fuente: correo electrónico de Genovés Calleja Arquitectos, 29 de junio de 2026.
Source: email from Genovés Calleja Arquitectos, 29 June 2026.
Este corte fue un acto privado de represalia por parte de la administradora del edificio contra inquilinos que han estado cooperando con inspecciones municipales y distribuyendo información factual de seguridad a los vecinos.
This power cut was a private act of retaliation by the building administrator against tenants who have been cooperating with municipal inspections and distributing factual safety information to neighbours.
Alquilar en esta dirección conlleva un riesgo documentado de privación retaliatoria de suministros por parte de la operadora, incluido durante olas de calor, lo que supone riesgos específicos para la salud de personas con condiciones médicas que requieren hidratación y estabilidad térmica.
Renting at this address carries a documented risk of retaliatory utility deprivation by the operator, including during extreme heat, which poses specific health risks to occupants with medical conditions requiring hydration and temperature stability.
Referencia policial: Atestado 15215/26 · Policía Nacional
Police reference: Atestado 15215/26 · Policía Nacional
Ubicación: Avenida de Burjassot 228, Valencia · Location: Avenida de Burjassot 228, Valencia
Fecha: 4 de julio de 2026 · Date: 4 July 2026
My Documented Case
The contract presents the company as direct landlord — but official records show it owns no property.
The rental contract explicitly presents Valencia City Roof Terrazas S.L. as "direct landlord" / "lessor" — with no mention of mandate, representation, usufruct, or real owner.
Daphne Javiera Friedrichs signs solely as "Administradora Única" (Sole Administrator) — no indication she acts on behalf of a third party. The registered Apoderado, Dr. med. Wolf-Dieter Friedrichs, holds power of attorney but is not named on the contract.
The official Nota Simple (land registry extract) confirms the company holds NO title over any property in the entire Valencian Community. The rental is illegal on two counts:
What would be required: A notarial power or mandate contract where the real owner authorizes the company to lease on their behalf.
Why it does not apply: The contract mentions no mandate. The company presents itself as "direct landlord" — not as manager or mandatary. No notarial power, no representation clause, no reference to a third party.
What would be required: A usufruct right recorded in the Property Registry in favor of the company.
Why it does not apply: The Nota Simple confirms the company holds no title over any property in the entire Valencian Community. A usufruct would be recorded in the Registry. It is not.
What would be required: A contract where the company acts as agent or manager of the owner, with clauses limiting its responsibility.
Why it does not apply: The contract explicitly states the company is the "landlord" / "lessor." If it were a management contract, it would clearly indicate so. It does not.
On 15 July 2022, the Junta de Gobierno Local granted a cambio de uso (change of use) under expediente E-03501-2022-001524-00. This licence authorises tourist use for 4 apartments on floors 1 and 2 only. The resolution states explicitly:
"El resto del edificio, es decir las plantas tercera, cuarta y quinta permanecen como viviendas."
Floors 3, 4, and 5 — where most of the advertised micro-studios are located — are explicitly excluded from tourist use. If your unit is on one of these floors, the landlord has no tourist-use authorisation for it.
The owner declared "4 dwellings, no works" when the building actually contained 18+ illegally subdivided micro-studios including on the same floors covered by the licence. A licence obtained on misrepresentation of the building's physical configuration is susceptible to revocation or nullity.
The licence is favorable-condicionado (conditional). It requires certification of: fire resistance (EI-120 medianería, REI-60 forjado, EI-60 separations between units), accessibility (corridors ≥ 1.10 m, turning circles Ø 1.50 m, doors ≥ 0.80 m), acoustic insulation (50–55 dBA), ventilation to rooftop, and staircase adequacy. None of these conditions have been met in nearly 4 years. The título habilitante (enabling document) has never been issued. The tourist use has never been legally implanted.
The first rental contract (May 2025) declared Daphne Friedrichs as "Propietaria en pleno dominio" (owner in full) of the dwelling. The Land Registry (Nota Simple) confirms that neither she nor Valencia City Roof Terrazas S.L. holds title over any property in the entire Comunidad Valenciana.
A subsequent contract switched the landlord identity to Valencia City Roof Terrazas S.L. — creating an irreconcilable contradiction. The SL has no registered property, yet signed contracts presenting itself as "direct landlord" of units that do not legally exist in the Catastro.
This creates a legal trap: if the landlord claims personal ownership, she admits falsedad documental (documentary fraud) and estafa (fraud) for the false declaration. If she claims the SL as landlord, she must produce a sublease or mandate that does not exist. If she claims management, she contradicts the contract's explicit "landlord" language.
The Nota Simple confirms the SL holds no title. The contract references non-existent units ("Studio 33", "Studio 34"). The building's only tourist-use licence explicitly excludes floors 3, 4, and 5. The SL's 2024 accounts report one employee and €8,378 profit — inconsistent with operating 18+ units at €990/month each.
Always verify:
9 Active Investigations
This property is the subject of active proceedings across criminal, administrative, and tax authorities. Key individuals: Daphne Javiera Friedrichs (Administradora Única) and Michael (de facto operator) are identified in police reports and criminal proceedings; Dr. med. Wolf-Dieter Friedrichs (Apoderado) holds registered power of attorney.
Atestados 1821/26, 2187/26 & 6913/26 · Juicio sobre delitos leves 726/2026 · Hearing 18 June 2026 · Ciudad de la Justicia, Valencia
The atestado 6913/2026 (Aquaservice physical obstruction, 26 March 2026) has been admitted as a juicio por delitos leves por coacciones: Juicio sobre delitos leves 726/2026. The denunciada Daphne Javiera Friedrichs has been formally cited. Hearing scheduled for 18 June 2026 at the Ciudad de la Justicia, Valencia. Additional investigations remain open into alleged real-estate harassment (water cuts, 48-hour extrajudicial eviction threats, verbal intimidation, attempted physical assault) and potential fraud (estafa) for renting units with no legal existence.
REGAGE26e00023753824
Complaint regarding illegal mass video surveillance pointing at private doors and common areas, lacking required signage or legal basis for data processing. Currently under open investigation — ampliación submitted (April 2026) regarding continued unlawful use since original complaint.
Reg. 00118/2026/059349 · E-03501-2018-001842-00 · E-03501-2022-001524-00
Investigation into illegal subdivision of 4 dwellings into 18+ micro-studios, unlicensed 5th-floor superstructure, and verification of the 2022 conditional tourist-use licence. Prior unfavourable reports date back to 2018. On 5 May 2026, two Urbanismo inspectors conducted the first successful interior inspection after years of denied access. The inspection falls within expediente E-03501-2022-001524-00, which authorises tourist use for floors 1 and 2 only, conditional on safety certifications that have never been met. The next day, construction materials were delivered to the building.
Reg. 00118/2026/054375
Complaint regarding total absence of fire extinguishers, smoke detectors, and alarms in a high-occupancy building with only one evacuation route.
REGAGE26e00020274880
Investigation regarding absence of mandatory energy efficiency certificates for individual units being marketed.
GVRTE/2026/892255 · DPTUR/46/2026/0099 (Proc. 3156172)
Actuaciones previas initiated under the sanctioning framework for irregular tourist-rental activity at Avenida Burjassot 228. Turisme Comunitat Valenciana formally opened sanctioning procedure DPTUR/46/2026/0099 on 29 April 2026, specifically targeting Valencia City Roof Terrazas S.L. — Daphne Javiera Friedrichs. The building's only tourist-use licence (E-03501-2022-001524-00) authorises 4 apartments on floors 1 and 2 only, conditional on certifications never completed, and was obtained on the declaration that no works had been performed. Urbanismo was notified separately and conducted its first interior inspection on 5 May 2026 as a direct result of this remisión.
GVRTE/2026/893698
Complaint regarding unlawful retention of security deposits and failure to deposit them with the competent regional authority as required by law.
AC.R 125/2026
Disciplinary investigation into the property's lawyer for alleged intimidation, threats of unfounded legal action, and lack of professional ethics.
RGE201011502026
Complaint regarding alleged systematic tax fraud related to undeclared rental income and irregular invoice issuance.
REGAGE26e00023753824
Original complaint (26 Feb 2026) regarding illegal mass video surveillance pointing at private doors and common areas. Amplification filed 28 April 2026 documenting that cameras are used to monitor entries and exits of residents, and that the landlord's representative showed recordings of another resident to check for male visitors — discriminatory use constituting potential aggravated data protection violation. Status upgraded from "Iniciado" to "En curso / En tramitación" on 5 March 2026.
Platform Status
Current status of listings on major rental platforms.
Active listing detected with allegedly false rental registration number. Airbnb's initial response (29 March 2026) provided a generic explanation of exemptions under RD 1312/2024 without addressing specific allegations of NRA fraud, illegal subdivisions, or active criminal investigations. Escalation to Airbnb Legal & Regulatory Compliance requested. View listing →
Spotahome has relisted 4 units using the 4 original NRA numbers (referencias catastrales) that correspond to the 4 full-size legal dwellings in the Catastro — not to the 18+ micro-studios being advertised. These 4 NRA numbers do not match the advertised units. Spotahome previously listed 18 units in this building, demonstrating full knowledge of the illegal subdivision. Originally delisted 4 February 2026; permanently delisted 4 March 2026 after NRA non-compliance confirmed; subsequently relisted with mismatched NRA numbers.
Despite all investigations and delistings on other platforms, the landlord continues to advertise and accept bookings on Uniplaces. A test inquiry (20 March 2026) confirmed availability for June–July 2026, demonstrating ongoing commercial activity and destruction of any good-faith compliance argument.
Entire network has delisted the operator following notification of documented irregularities.
Major rental aggregators have been notified. Multiple platforms have delisted the operator following notification of documented irregularities.
Fact Check: Operator Claims vs. Reality
Statements from operators' public response to a Google Maps review, compared with documented evidence.
| Operator Claim | Documented Reality |
|---|---|
| "We categorically deny the claim that we are under criminal investigation by the National Police." | Police Reports 1821/26, 2187/26, and 6913/26 identify Daphne Javiera Friedrichs and Michael. Atestado 6913/2026 has been admitted as Juicio sobre delitos leves 726/2026 (coacciones). The denunciada Daphne Javiera Friedrichs has been formally cited. Hearing scheduled for 18 June 2026 at the Ciudad de la Justicia, Valencia. Report 6913/26 documents an attempted physical assault by Michael against the tenant. |
| "There has never been an intentional or retaliatory interruption of essential services." | Emivasa confirmed a deliberate contract cancellation ("baja") by the landlord. The water cut lasted 3 weeks and is documented in medical reports. |
| "We strictly follow Spanish rental laws and procedures. No tenant is ever removed or threatened unlawfully." | Documented email (4 Feb 2026) threatening to treat tenant's belongings as "abandoned" after 48 hours. No legal burofax or court order was issued. |
| "The property operates within the applicable legal framework. Any restructuring or use of the building complies with current regulations." | Catastro records only 4 legal dwellings; the building operates with 18+ illegal micro-studios. No unit holds a habitability license or NRA rental registration. |
| "At no point have we engaged in harassment, coercion, or any unlawful activity." | Documented smear campaign (referring to tenant as "psychopath"), gendered intimidation via WhatsApp, and interception of postal mail. |
| "We reserve the right to take appropriate action regarding false statements that may harm our reputation." | In February 2026, a solicitor sent an email threatening "civil and criminal actions" without providing a bar number, law firm identification, or legal argumentation. The Valencia Bar Association (ICAV) opened a disciplinary investigation (AC.R 125/2026). No legal action was ever filed. |
| "We have a tourist licence for the building." | The 2022 licence (E-03501-2022-001524-00) authorises tourist use for 4 apartments on floors 1 and 2 only. It explicitly excludes floors 3, 4, and 5. It is conditional on fire safety, accessibility, acoustic, ventilation, and staircase certifications — none of which have been met in nearly 4 years. The enabling document (título habilitante) has never been issued. The licence was declared on the basis of "4 dwellings, no works" when the building contained 18+ subdivided micro-studios. |
| "The lack of licences doesn't affect the tenant at all." (Solicitor, 9 Feb 2026) | The solicitor's own client's licence explicitly excludes the tenant's floor, requires fire safety certifications that document evacuation-width failures (0.76–0.93 m vs. 1.00 m minimum), and has never been certified. A cardiology report (13 Feb 2026, Hospital Quirónsalud Valencia) documents direct health harm from the water deprivation in this building. The ICAV has opened a disciplinary file (AC.R 125/2026) against this solicitor. |
Public User Reviews
Reviews from Google Maps (archived 09.04.2026). All ratings are 1 star.
"This place is AVOID LIKE THE PLAGUE. Laundry advertised as included was charged separately (€3.50 washer, €3 dryer). Owners don't speak a word of Spanish and don't even try. The illegal micro-estudio was literally a hole in the wall where bed and kitchen were one. The entire building went without water for 19 DAYS. ABSOLUTELY AVOID."
"Tiny homes of barely 15m² for more than 800 euros a month. You should be ashamed. Living there is no way to live. It is regrettable that these types of places are allowed."
"Honestly, this place has made me feel claustrophobic. There is no breathing room. It is so small that you have to decide between opening your suitcase or walking."
"You feel trapped, as if you were living in a gym locker. There is no space for anything. This can only work for a digital nomad who comes with a backpack."
"A disgrace. Tiny flats at exorbitant prices. It makes no sense."
"Terribly expensive for the absolute worst."
"I'm giving one star because I can't give less."
"Disgrace of a flat. Avoid."
"Dreadful place. I wouldn't recommend it to anyone."
Frequently Asked Questions
Common questions from prospective tenants, answered for an international audience.
The Catastro is Spain's official land registry. If your room or studio is not recorded there as a legal dwelling, it does not legally exist as a home — not on paper, not in the eyes of any Spanish public authority or private institution. See Property Identification section for the Catastral reference →
In practice, this means:
In short: you would be paying rent to live somewhere that the Spanish state does not recognise as a place where a person lives.
This is Valencia's official habitability license confirming that a dwelling meets minimum legal standards for human habitation. It is not administrative paperwork — it is the document that certifies the property is physically safe to live in. See Key Status Facts for more details →
Specifically, it verifies:
None of the units in this building hold this certificate. This means no independent authority has verified that the electricity in your room is safe, that the plumbing is adequate, or that the space meets minimum size requirements for a habitable dwelling.
Emivasa (Valencia's municipal water utility) confirmed the water supply was cancelled as a result of a deliberate contract cancellation ("baja") by the landlord — not a technical fault. The cut lasted approximately three weeks and the consequences are recorded in medical reports. See the Emergency Alert section for the latest incident →
This incident illustrates what it means to rent in a building operating outside the legal framework:
The fire brigade's file (Reg. 00118/2026/054375) records the absence of fire extinguishers, smoke detectors, and alarm systems in a building subdivided into 18+ individual units, with only a single evacuation route. View all 9 active investigations →
To be direct: if a fire starts at night in this building, the people sleeping there have no early warning system, no firefighting equipment on hand, and potentially only one way out — shared between 18+ occupants.
This is not a regulatory concern in the abstract. It is a question of whether you would have adequate time to get out safely.
Additionally, the 2022 tourist-use licence itself conditions the activity on certification of staircase adequacy and fire resistance — neither of which has been demonstrated. The fire safety deficiencies are not just a separate complaint; they are a condition precedent to the only licence the landlord relies on.
On 15 July 2022, the Ayuntamiento de Valencia granted a cambio de uso (change of use) from 4 dwellings to 4 tourist apartments — but only on floors 1 and 2. The resolution explicitly states that floors 3, 4, and 5 remain residential. See Official Records section for details →
The licence is conditional (favorable-condicionado). It requires certification of fire resistance, accessibility, acoustic insulation, ventilation, and staircase adequacy. None of these conditions have been met in nearly 4 years. The título habilitante (enabling document that would permit the activity to start) has never been issued.
The owner declared "4 dwellings, no works" when the building contained 18+ subdivided micro-studios. A licence obtained on a declaration that does not match physical reality is susceptible to revocation or nullity.
In practice, this means:
Urbanismo has been trying to inspect this building for years, but the owner has consistently denied access.
The owner's obstruction of municipal inspections is documented in the expediente and forms part of the pattern of non-compliance across all four unfavourable reports (2018, 2019, 2020, 2021). See Official Records section →
A conditional licence was granted in July 2022, but it is not what it appears:
The existence of a conditional licence does not mean the building is authorised for tourist use. It means the Ayuntamiento approved the change of use in principle, subject to conditions that have never been fulfilled.
Based on documented evidence, the rental registration number (NRA — Número de Registro de Alquiler) displayed on the active Airbnb listing is believed to be false. The property holds no valid NRA registration. A report to Airbnb is in progress. See Platform Status section for current listings →
The display of a registration number on a listing does not confirm that:
Always verify any NRA independently through the official Valencia rental registry before booking. See Resources section for verification links →
Primarily the latter. The legal proceedings, licence statuses, and Catastro references documented here matter because of what they mean for the people who live — or are considering living — in this building.
We want anyone searching for this address or property name to understand not just that there are "irregularities," but what those irregularities feel like when you are the one:
All factual claims are supported by official references or documented evidence. Where we express a belief or opinion, we say so clearly.
Latest Updates
Recent developments in this case.
Building administrator Daphne Friedrichs selectively cut electricity to occupied units while the rest of the building retained power, during temperatures above 30 °C. A resident with a diagnosed cardiac condition suffered a hypertensive crisis requiring emergency medical intervention. Policía Local restored power; Policía Nacional filed Atestado 15215/26 documenting the incident as a continuation of a pattern of coercion (coacciones, Art. 172 CP), possible psychological injury, and harassment. This targeted cut is not related to the Urbanismo enforcement order — it was a private act of retaliation.
Operators physically blocked an essential drinking water delivery (Aquaservice) and intimidated the tenant. Atestado 6913/2026 has been admitted as Juicio sobre delitos leves 726/2026 (coacciones). The denunciada Daphne Javiera Friedrichs has been formally cited. Hearing scheduled for 18 June 2026 at the Ciudad de la Justicia, Valencia.
Two posts about this building on r/HorroresInmobiliarios ranked as #1 and #2 most viewed posts of the day.
Urbanismo confirmed receiving denuncias about Avenida Burjassot 228 dating back to 2023, predating this website. Investigation is ongoing.
File 3501-2022-1524 is now with the Municipal Inspection Service. Physical on-site inspection is imminent.
The listing claims "Dedicated Studio for Professional & Academic Stays" yet a mother and school-age child are currently being housed in a building with no occupancy certificates or fire safety equipment.
While a tenant was returning to the building, Michael subjected them to a verbal insult in the public street. This incident is documented in the same police report as the April 2026 incident. Michael continues to act as de facto operator despite having no recorded employment, professional, or commercial relationship with Valencia City Roof Terrazas S.L. — the company states it has only one employee (the Administradora Única, Daphne Javiera Friedrichs).
Turisme Comunitat Valenciana opened expediente DPTUR/46/2026/0099 (Procedure 3156172) — actuaciones previas under the sanctioning framework specifically targeting Valencia City Roof Terrazas S.L. (Daphne Javiera Friedrichs) for irregular tourist-rental activity at Avenida Burjassot 228. Urbanismo has been notified separately regarding the illegal subdivision and lack of habitability certificates.
The recurso directo de apelación against the sobreseimiento provisional of Diligencias Previas 323/2026 has been admitted to trámite by the Tribunal de Instancia de Valencia (Sección de Instrucción, Plaza nº 8). The provisional archive of the criminal case is suspended; the denunciada must respond formally; the appeal court will review the decision to archive.
Two Urbanismo inspectors conducted the first successful interior inspection of Avenida de Burjassot 228 within expediente E-03501-2022-001524-00. The inspectors confirmed they had been denied access on multiple previous occasions over several years and that the tenant's written authorisation enabled the visit. They observed the current tourist use, internal subdivisions, 5th-floor configuration, and fire safety conditions, comparing the real state with the licensed project. In June 2026, the original architects clarified that their work ended in 2021, that the project was exclusively for 10 dwellings, and that they are not involved in the current legalisation. Inspector comment: "Urbanismo is a freight train: slow but nobody stops it."
The day after the municipal inspection, sand and cement for concrete were delivered into the building's garage area. Daphne Friedrichs personally received the delivery. The tenant immediately notified Urbanismo via email and Sede Electrónica, referencing the 2018 Police discovery of illegal demolition works and warning of potential alteration of evidence. Approximately five minutes later, Michael directed an obscene gesture at the tenant from the street.
Ampliación de queja deontológica filed with ICAV (AC.R 125/2026). The complaint now includes Urbanismo documentation proving the landlord's solicitor's statement that licence irregularities "don't affect the tenant at all" constitutes active concealment of fire safety risks and abuse of professional authority. The solicitor's extrajudicial threat is now contrasted with the Turisme sanctioning procedure and the successful 5 May inspection that validated the communications labelled as "defamation."
Resources for Safe Renting in Spain
Official resources to help you verify a property and rent safely.
What the official records say
The City of Valencia has been trying to get this building to comply with the law since 2018. In 2022, the owner obtained a conditional tourist-use licence — but only for floors 1 and 2, on the false declaration of "4 dwellings, no works," and subject to safety certifications that have never been completed. Eight years after the first unfavourable report, the building still has no occupancy licence, no habitability certificates, and tourist use is expressly prohibited on most floors. On 5 May 2026, Urbanismo conducted the first successful interior inspection after years of denied access, confirming 20 illegal subdivisions and no evacuation route on the 5th floor. See the detailed inspection report. The sole administrator, Daphne Javiera Friedrichs, and the registered agent (Apoderado), Dr. med. Wolf-Dieter Friedrichs, are responsible for the company's legal compliance. Here is what that means for you:
Four unfavourable reports (2018, 2019, 2020, 2021). Conditional works closure in 2021 without legalisation of tourist use, without occupancy licence, and without approval of staircase or roof.
On 15 July 2022, the Junta de Gobierno Local granted a cambio de uso (change of use) from 4 dwellings to 4 tourist apartments on floors 1 and 2 only. The licence is conditional (favorable-condicionado): subject to fire resistance (EI-120, REI-60, EI-60), accessibility, acoustic insulation, ventilation, and staircase certification. None of these conditions have been met in nearly 4 years. The título habilitante has never been issued. The owner declared "NO se realizan obras" (no works performed) when the building contained 18+ illegally subdivided micro-studios.
On 5 May 2026, Urbanismo conducted the first successful interior inspection, confirming that the real building does not match the licensed project. 20 illegal subdivisions were confirmed (vs. 4 legal dwellings in Catastro). 5th floor units have no evacuation route. See detailed inspection report. In June 2026, the original architects also confirmed that their work ended in 2021, that it was exclusively for 10 dwellings, and that they are not part of the current legalisation response.
Your illegal micro-estudio does not legally exist
The Land Registry (Catastro) only recognises 4 dwellings in the entire building. The 18+ micro-studios advertised as "Studio 33", "Studio 34", etc. have no cadastral reference, no habitability certificate, and no occupancy licence. If you signed a contract for one of these studios, the object of your contract does not exist as an independent unit in any public register.
Tourist rental is illegal
Urbanismo rejected tourist use in four reports (2018, 2019, 2020, and 2021). The works licence was for rehabilitation "without change of use" — meaning residential plurifamiliar only. In 2021, Urbanismo expressly warned that advertising the building as tourist illegal micro-estudio was illegal. If you were told the building had a tourist licence, that is false.
The staircase is not safe
The building's protected staircase has a free evacuation width of 0.76 to 0.78 metres. The legal minimum is 1.00 metre. Urbanismo documented this in three reports (2018, 2019, 2021). In a fire, 20+ occupants would have to evacuate through a staircase that fails fire safety regulations.
The top floor is illegal
The upper floor containing two studios is unauthorised. Urbanismo rejected it in 2018 and 2019 for violating ENS-1 zone height regulations. It was built in a different configuration from the approved plans.
You cannot register your address normally
Without a habitability certificate, a cadastral reference for your unit, or a valid contract in Spanish, the municipality cannot register your address. Without empadronamiento, you cannot access healthcare, administrative procedures, or secure official notifications.
Your deposit is not protected
Seasonal contracts do not include mandatory deposit registration with IVIMA. If the operator stops responding — as has already happened to other tenants — there is no administrative mechanism to recover your money.
The owner has blocked inspections
Urbanismo attempted to inspect the building in 2023 and 2024. On both occasions, the owner denied access. In 2024, Urbanismo stated it would seek judicial forced entry. The authorities have not been able to verify the safety of your dwelling. As Administradora Única, Daphne Javiera Friedrichs is responsible for the company's compliance with inspection orders.
You may be entitled to a refund
If you have rented a unit that does not legally exist, the contract is void due to impossibility of the object. You may claim reimbursement of rent paid and any deposit. Active consumer complaints have already been filed with multiple agencies.
The 2022 licence excludes your floor
The building's only tourist-use licence (E-03501-2022-001524-00) authorises tourist apartments on floors 1 and 2 only. The resolution explicitly states: "El resto del edificio, es decir las plantas tercera, cuarta y quinta permanecen como viviendas." If your unit is on floor 3, 4, or 5, the landlord has no title for tourist rental activity on your floor. This is not a regulatory technicality — it means the licence the landlord relies on literally does not cover most of the building.
The 2022 licence was obtained on false premises
The owner declared "4 dwellings on floors 1 and 2" and "NO se realizan obras" (no works performed). In reality, the building contained 18+ illegally subdivided micro-studios — including on the very floors the licence covers. A licence obtained on a declaration that does not correspond to the physical reality of the building is susceptible to revocation or nullity.
The 2022 licence has never been certified
The licence is conditional on certifications that have never been completed: fire resistance (EI-120 medianería, REI-60 forjado, EI-60 separations), accessibility (corridors ≥ 1.10 m, turning circles Ø 1.50 m, doors ≥ 0.80 m), acoustic insulation (50–55 dBA between units), ventilation to rooftop, and staircase adequacy. No certificado final de obra, no certificado de actividad, and no título habilitante have been issued. The tourist use has never been legally implanted.
Urbanismo was blocked for years — until 5 May 2026
After the 2022 licence, neighbour complaints (August 2023, Comunidad de Propietarios Burjassot 230) triggered an inspection attempt (16 January 2024) that was denied access. Urbanismo stated it would seek judicial forced entry (February 2024). The owner never cooperated. On 5 May 2026, the first successful interior inspection occurred, enabled by the tenant's written authorisation. Inspectors confirmed they had been denied access on multiple prior occasions. The next day, construction materials were delivered — a pattern consistent with evidence of prior obstruction.
The landlord's solicitor concealed fire safety risks
On 9 February 2026, the landlord's solicitor stated that the lack of licences "no me afecta en absoluto" (doesn't affect me at all). The Urbanismo expediente documents an evacuation staircase width of 0.76–0.93 m (legal minimum: 1.00 m), absence of fire extinguishers, detectors, and alarms in a building with 18+ units and a single evacuation route. The 2022 licence itself conditions tourist use on fire safety certification that has never been provided. The ICAV has opened a disciplinary file (AC.R 125/2026) against this solicitor.
No individual mailboxes — a single shared mailbox serves 20+ units, violating RD 1829/1999 (Royal Decree on postal services). This compounds the address-registration problems described above: without individual mailboxes, official postal notifications cannot be reliably delivered to each unit.
Additionally, the 2022 conditional tourist-use licence (E-03501-2022-001524-00) has never been implanted: no certificado final de obra, no certificado de actividad, and no título habilitante have been issued. Operating a tourist activity without the required certifications and without a título habilitante constitutes a further regulatory violation. The licence was obtained on the declaration that "NO se realizan obras" (no works) and that only 4 dwellings existed on floors 1 and 2 — when 18+ subdivided units existed across the building. Construction materials were observed being delivered to the building the day after the 5 May 2026 municipal inspection.
Urbanismo Inspection Report — May 2026
On 5 May 2026, the Servicio de Inspección Municipal of the Ayuntamiento de Valencia conducted the first successful interior inspection of Avenida de Burjassot 228, within expediente E-03501-2022-001524-00. The inspection confirmed multiple serious violations. Below is a detailed record of the findings.
| Inspection Date | |
| Status | Completed — Violations Confirmed |
| Expediente | E-03501-2022-001524-00 |
| Inspecting Body | Servicio de Inspección Municipal — Ayuntamiento de Valencia |
| Inspectors | 2 municipal inspectors (Ayuntamiento marked van) |
| Access | Granted — tenant-facilitated written authorisation |
| Outcome | Irregularities confirmed; expediente passed back to originating service for sanctioning procedure |
| Finding | Status | Severity |
|---|---|---|
| Illegal Subdivisions | 20 units confirmed (vs. 4 legal dwellings in Catastro) | Critical |
| License Declaration | "NO se realizan obras" declared — extensive works carried out | High |
| 5th Floor Units (51 & 52) | No evacuation route — single stairwell does not reach 5th floor | Critical |
| 3rd & 4th Floor Subdivisions | Illegally subdivided into micro-studios | Critical |
| Tourist Use | Operating beyond the 4 registered units, without proper authorisation | High |
| Owner Contact | Inspectors could not contact property owners during inspection | Administrative |
Urbanismo detects illegal demolition and subdivision works. Boletines de denuncia 0489329 and following issued. First DESFAVORABLE report.
Urbanismo issues four consecutive unfavourable reports (2018, 2019, 2020, 2021) within expediente E-03501-2018-001842-00, rejecting the illegal subdivisions and tourist use.
Junta de Gobierno Local grants cambio de uso under E-03501-2022-001524-00 — conditional (favorable-condicionado) for 4 apartments on floors 1 and 2 only. Floors 3, 4, and 5 explicitly excluded. Licence obtained on declaration of "4 dwellings, no works."
Comunidad de Propietarios of the adjacent building (Burjassot 230) files formal complaint about illegal tourist activity and building conditions.
Urbanismo attempts interior inspection. Access denied by property owner. Inspectors unable to verify building conditions.
Urbanismo communicates that judicial proceedings will be initiated to compel entry for inspection.
Two Urbanismo inspectors conduct the first successful interior inspection, enabled by tenant's written authorisation. Inspectors confirm they had been denied access on multiple previous occasions. 20 illegal subdivisions confirmed (vs. 4 legal dwellings). 5th floor units have no evacuation route. Irregularities passed back to originating service for sanctioning procedure.
Sand and cement for concrete delivered to building garage. Daphne Friedrichs personally received the delivery. Tenant immediately notified Urbanismo, referencing 2018 Police discovery of illegal demolition works.
Based on the confirmed findings of the 5 May 2026 inspection, the following are potential outcomes under Spanish administrative law (TRLOTUP, LOFCE, PGOU Valencia). These are suppositions, not confirmed administrative decisions. Actual sanctions depend on the Ayuntamiento de Valencia's resolution process.
The "Potential Consequences" section contains suppositions based on Spanish administrative law (TRLOTUP, LOFCE, PGOU Valencia). These are not confirmed administrative decisions. Actual sanctions depend on the Ayuntamiento de Valencia's resolution process.
Administrative Status Update: VUT and Cambio de Uso
Prospective tenants, occupants, and platforms should not rely on historic VUT numbers, old tourist-registration references, platform screenshots, or the former 2022 cambio de uso application as proof that the current accommodation is lawfully authorised as tourist, hotel, inn, or aparthotel accommodation.
The previously relied-upon VUT / tourist-registration basis is no longer presented here as active or valid for the current operation. Historic VUT numbers, old tourist-registration references, and old platform listing screenshots should not be treated as proof that the current accommodation is lawfully authorised as tourist, hotel, inn, or aparthotel accommodation.
Consumers and prospective tenants should not rely on any historic VUT number displayed on a platform listing, in an old screenshot, or referenced in prior correspondence. The display of a registration number on a listing does not confirm that the number is valid, current, or that it corresponds to the exact unit being advertised.
The previously relied-upon cambio de uso route from residential use to tertiary hotel/tourist use is no longer presented as an available regularisation path. The 2022 conditional licence (E-03501-2022-001524-00) was granted for 4 apartments on floors 1 and 2 only, was conditional on safety certifications that were never completed, and the título habilitante was never issued. The licence was obtained on the declaration of "4 dwellings, no works" when the building contained 18+ subdivided micro-studios.
Prospective tenants should not assume that the 2022 cambio de uso application, or any reference to it, provides current lawful authority for tourist, hotel, inn, or aparthotel operation at this property. Note: The exact administrative status of the 2022 expediente (whether formally revoked, rescinded, subject to desistimiento, or procedure concluded) requires confirmation from the official Ayuntamiento de Valencia records. This website uses cautious wording and does not assert a specific administrative outcome unless directly supported by official documents.
The accommodation should not be described as a lawful inn, aparthotel, hotel-style operation, tourist establishment, or VUT-based operation. Branding such as "Daphne Inn Valencia" should be treated as branding only, not as evidence of lawful hotel, inn, tourist, or VUT status.
Anyone considering paying rent, a deposit, a reservation fee, or any other amount should first request current official documentation for the exact unit being offered, including proof that the unit legally exists, proof of its permitted use, and proof of the applicable tenancy or accommodation regime.
If the arrangement is advertised as a 30+ day, mid-term, seasonal, or "temporada" rental, prospective occupants should understand that their position may need to be assessed under the Spanish Ley de Arrendamientos Urbanos (LAU), not hotel or tourist-accommodation assumptions. The LAU provides statutory protections for tenants that differ significantly from hotel-guest or tourist-accommodation frameworks.
This website does not provide legal advice. Independent legal advice should be obtained before signing or paying. Prospective occupants should not assume that hotel-style "house rules" override tenancy rights, consumer rights, possession rights, or statutory protections. If the operator claims hotel, inn, aparthotel, VUT, or tourist-accommodation authority, request current official documentation for the exact unit and current activity.
The previous tourist/VUT and cambio de uso basis should not be relied upon. The property should not be treated as a lawful inn, hotel, aparthotel, or tourist-accommodation operation unless current official documentation for the exact unit is produced. Prospective tenants should understand the distinction between hotel/tourist accommodation and LAU residential/seasonal tenancy rights.
Before Paying or Signing, Ask For
A practical verification checklist for anyone considering paying rent, a deposit, a reservation fee, or any other amount for a unit at this address.
Important: "Daphne Inn Valencia" or similar branding does not itself create hotel, inn, aparthotel, or tourist-establishment status. Prospective occupants should not assume that hotel-style "house rules" override tenancy rights, consumer rights, possession rights, or statutory protections. If the operator claims hotel, inn, aparthotel, VUT, or tourist-accommodation authority, request current official documentation for the exact unit and current activity.
Corporate Structure & Registered Officers
Official data from the Registro Mercantil de Valencia for Valencia City Roof Terrazas S.L. (CIF B40521973).
| Cargo / Role | Identidad / Identity | Notas / Notes |
|---|---|---|
| Administradora Única | Daphne Javiera Friedrichs | Responsable legal de la gestión diaria. Sole administrator with full legal authority for day-to-day operations. |
| Apoderado | Dr. med. Wolf-Dieter Friedrichs | Arzt für HNO (Otorrinolaringología), Donaueschingen/Hüfingen, Alemania. Registered agent with power of attorney. Personally identified by Spanish police in 2018 as the contractor/promoter of illegal demolition works (Boletines de denuncia 0461453–0489329). Direct addressee of four DESFAVORABLE Urbanismo reports (2018–2021). Submitted subsanación documents in 2019 and 2020 in his own name. Listed as INTERESSAT in the 2023 expediente. Ayuntamiento unable to locate him for inspection access (February 2024). Capital injection of €150,462 into the SL (October 2025). Formal complaint filed with Bezirksärztekammer Südbaden (April 2026) regarding professional integrity. Certified letter sent to his German address (April 2026). |
Fuente: Registro Mercantil de Valencia / BORME. Información de interés público para la identificación de responsables legales en procedimientos administrativos y penales.
Source: Valencia Mercantile Register / BORME. Public-interest information for the identification of legal representatives in administrative and criminal proceedings.