Renting Management Companies (Short/Long-Term Rentals)

Renting Management Companies

The rental market is divided into short term (including vacation rentals) and long term. Short term is less than 12 months; it’s an option that potential expats may consider when testing the waters here, to see if it’s really an option for relocation. A vacation rental is fewer than three months.

When we choose a holiday destination, a place to work or live for short periods up to 1 year,  local accommodation (normally a property rented out by a local) is one of the main alternatives (instead of hotels or renting for periods over one year) especially in Visa related issues where a residence address is required.

If you’re looking for a rental property for a few months, e.g. 3 to 6 months, it’s best not to rent unseen, but to rent a holiday apartment for a week or two to allow yourself time to look around for a longer term rental and see if you are keen on the area you are looking for.


Short-term Rentals (including vacation rentals) (few weeks/months up to 1 year)

- Vacation rentals always—and short-term residences often—come furnished, with utilities included.

- Short-term rentals have much higher prices than for long-term, particularly in popular holiday areas where many properties are let as self-catering holiday accommodation.

- Local accommodation also offer special low rates for long stays during the low season, with a considerable reduction up to 50%. Check whether a property is fully equipped and whether it has heating if you’re planning to rent in winter.

- Rentals can be found by contacting owners advertising in publications and through estate agents in most areas of Portugal, many of whom also handle short-term lets. You can check short-term rentals in renting management companies.


Long-term Rentals (more than 1 year)

- It is necessary a rental contract when renting a property in Portugal, whether long or medium term. Lease contracts (contrato de arrendamento) are commonly for one up to three years and renewable by mutual agreement between the landlord and tenant.

- In portuguese resort areas it’s more common to buy, although there’s an adequate choice of long-term rentals in most regions, including everything from studio apartments to luxurious villas.

- Rent is usually paid one month in advance with one month’s rent as a deposit.

- Most properties in resort areas are let furnished, whether long or short-term. In major cities long-term rentals are usually let unfurnished.

- Long-term rentals are good value in resort areas outside summer season (june-september), where it’s possible to rent a property for the entire winter season.

- Long-term rentals don’t usually include utilities (electricity, gas, telecommunications)

For long term rentals, please see also this link:
https://www.expat.com/forum/viewtopic.php?id=904388


Types of Lets in Portugal

"Moradia" | Villa: An independent residential property which can be used by a single family.

"Apartamento" | Apartment: A self-contained residential unit in a dwelling with 2 floors or more.

"Estabelecimento de Hospedagem" | Guest House: Is an "Alojamento Local" that rents out individual rooms to guests in a building. This type of short let can carry the title of 'hostel' when it meets additional requirements. The Guest House can define itself as a hostel when it rents out beds in a dorm room.

"Quartos" | Rooms: An "Alojamento Local" that operates in the same address as the host’s

Beyond common portals (Booking.com, Airbnb, Vrbo, Tripadvisor, Sublet, ..) you can find some websites/portals from some Rental Property Management Agencies in Portugal offering Short, Medium & Long-Term Rentals. Some of them with Personalized Customer Service available during renting period.
Each one offers a wide range of different kind of lets.

(in alphabetic order)


RENTALS :

[email protected] | Short term rental agency | Whole country
Diversified offer of houses in Portugal for short-term stays and a personalized customer service.
https://www.beathome.pt/en/

BeGuest | Short&Medium&Long term rental agency | Whole country
https://www.beguest.pt/en

BmyGuest | Apartment rental agency | Whole country
Diversified offer of houses in Portugal for short-term stays and a personalized customer service.
https://www.bmyguest.pt/?lang=en

Feeling Inn | Apartment rental agency | Whole country
https://feeling-inn.com/properties/

Feels Like Home | Short&Medium&Long term rental agency | Whole country
Selected properties suited for every taste and every occasion. From studios to rustic country homes to sleek city duplexes in Portugal.
https://rentals.feelslikehome.pt/

Feel Coimbra | Short&Medium term rental agency | Coimbra
https://www.feelcoimbra.com/

Feel Porto | Short&Medium term rental agency | Porto
https://www.feelporto.com/en/

Flat in Porto | Short&Medium term rental agency | Porto Region
Diversified offer of houses in Porto for short-term stays and a personalized customer service.
https://www.flatinporto.com/

Gites.fr | Rentals, Bed&Breakfast | Whole country
https://www.gites.fr/pays_gites_portugal_177_en.html

KazaPortugal | Short term rental agency | Lisbon Region
Especialized in Cascais/Lisbon but have also other properties in places like Ericeira and Sesimbra
https://www.kazaportugal.com/

LongTermLettings | Whole country
https://www.longtermlettings.com/find/rentals/Portugal/

MeetThis | Short&Medium term rental agency | Lisbon Region
Diversified offer of houses in Lisbon for short-term stays and a personalized customer service.
https://www.meet-this.com/

OportoCityCenterApartments | Apartment rental agency | Porto Region
https://www.oportocitycenterapartments.com/en/

Portugal Rentals | Short&Medium term rental agency | Whole country
Wide offer if you are coming on holidays or with working / studying purposes
https://www.ptrentals.com/en/

(...)


MAINLY TOURISTIC OFFERS (Villas, Cottages, Holiday apartments) :

AbVillas - Rental Villas in Portugal | Vacation home rental agency | Whole country
https://www.abvillarentals.com/

Algarve Accommodation Agency | Holiday accommodation service | Algarve
https://www.algarveaccommodation.co.uk/

Booking | Whole country (maximum 30 days)
https://www.booking.com/apartments/coun … en-gb.html

Cottages in Portugal | Vacation home rental agency | Whole country
https://www.nature.house/cottages/portugal

Holiday Rental Portugal | Short&Medium term rental agency | Silver Coast
https://www.holiday-rental-portugal.com/

HomeShortStay - Holiday Rentals in Northern Portugal | Vacation home rental agency | North
http://www.homeshortstay.com/engb/

Homing | Vacation home rental agency  | Lisbon Region, Algarve
Apartments mainly in touristic sights with a personalized customer service.
https://www.homing.com.pt/en/

Lisbon Apartments | Short&Medium term rental agency | Lisbon Region
Offers mainly in touristic sights
https://www.lisbonapartments.com/

Lisbon Coast Cottages | Holiday accommodation service | Lisbon Region
https://www.lisboncoastcottages.com/

Lisbon Downtown Lovers AP | Short term apartment rental agency | Lisbon Region & Porto
Apartments mainly in touristic sights
https://downtownlovers.pt/

Lisbonne Collection | Apartment rental agency | Lisbon Region
https://www.lisbonnecollection.com/

LxWay Apartments Yellow Tram | Short term apartment rental agency | Lisbon Region
Diversified offer of houses in Lisbon for short-term stays and a personalized customer service.
http://www.lxway.pt/

Myhomein-Lisbonne.com | Short term apartment rental agency | Lisbon Region
Offers mainly in touristic sights
https://myhomein-lisbon.com/holiday-rentals.html

Olivier Apartments | Short term apartment rental agency | Lisbon Region
Few options for short-term stays and a personalized customer service.
http://www.olivierapartments.com/

Sandyblue Luxury Holiday Villas in Algarve | Vacation home rental agency  | Algarve
https://www.sandyblue.com/

Seashell | Vacation home rental agency  | Whole country
https://www.seashell.pt/en/

Sol Domus - Bespoke Rental Villas in Portugal | Vacation home rental agency | Whole country
https://www.sol-domus.com/category/portugal/

SpringVillas - Luxury Holiday Villas in Algarve | Vacation home rental agency  | Algarve
https://www.springvillas.net/

VillaNovo - Luxury Villas in Portugal | Vacation home rental agency | Whole country
https://www.villanovo.com/villa-rentals … /portugal/

Winter Algarve | Short&Medium term rental agency | Algarve
https://winterinalgarve.com/

(...)


ROOMS :

Bquarto | Rooms &  Flats share | Whole country
https://www.bquarto.pt/?a=&linga=uk

GabinoHome - Rooms for Rent in Portugal | Whole country
https://www.gabinohome.mobi/en/list/?co … p;id_cat=1

Lisbon Rooms | Lisbon
http://lisbonrooms.com/

Stay Selina | Short&Medium term rental agency & CoLive | Whole country
https://stay.selina.com

The Housing Concept | Lisbon
https://www.thehousingconcept.com/

(...)

Short, Medium & Long-Term Rentals

You can apply filters in most of the following websites:

- Type of Property
Apartments (Apartamentos), Rooms (Quartos), Houses (Moradias), Duplex, Loft, Land (Terrenos), Shops (Lojas / Espaços Comerciais), Offices (Escritórios), Buildings (Prédios), Warehouses (Armazéns), Farms (Quintas), Garages (Garagens)

- Location

- Typology (T0, T1, T2,...)
  T0= House without bedroom (studio),..., Tn = House with living room + n bedrooms

- Private offers/real estate agencies offers, photos/videos/virtual tours, ...

- Only house, only apartment, only houses with garden, ...

- Furnished house, usable area (m2), ...

- Condition: Used, Renovated, New, To rebuild, Under construction, Ruin
...

Real Estate Website Portals

Idealista
https://www.idealista.pt/en/

Eg.
- Choose Rent option
- Choose Draw your own search area on the map
- Draw in the map the area you want to live in
- Click at the message bellow the screen that shows the searching result:  "See the nnn houses"
- You can apply filters
- Sort by Relevance / Lowest Price / Most recent / ....
- Click in each house to see photos, details, ...


Imovirtual
    https://www.imovirtual.com/en/


OLX
    Apartaments: 
    https://olx.pt/imoveis/apartamento-casa … s-arrenda/
    Houses:           
    https://olx.pt/imoveis/casas-moradias-p … s-arrenda/
    Rooms:           
    https://olx.pt/imoveis/quartos-para-aluguer/
    Land/Farms:   
    https://m.olx.pt/imoveis/terrenos-quint … os-arrenda


Custo Justo
    Apartaments:   
    https://www.custojusto.pt/portugal/apartamentos
    Houses:           
    https://www.custojusto.pt/portugal/moradias
    Rooms:             
    https://www.custojusto.pt/portugal/quartos
    Land/Farms:   
    https://www.custojusto.pt/portugal/terrenos


Casa Sapo
    https://casa.sapo.pt/en_gb/rent/


Lar Doce Lar
    https://www.lardocelar.pt/comprar-arrendar.jsp?op=2


Trovit
    https://casa.trovit.pt/

(...)

Rooms & Sharing Apartments

Short & Medium Term Rentals | Furnished flats, studios and rooms

Many other options available mostly for students: (see next post #6)

Uniplaces | Whole country
One of the most successful portuguese startups operating in 9 countries and 39 cities worldwide. It is an online platform for student accommodation with thousands of verified properties.
https://www.uniplaces.com/accommodation/portugal


Bquarto | Whole country
https://www.bquarto.pt/?a=&linga=uk


Lisbon Rooms | Lisbon
http://lisbonrooms.com/


HomeStay | Whole country
https://www.homestay.com/

(...)

Housing Solutions for International Students

Privately-owned Room, Double Rooms, Suites, Studios, Flats share, Duplex, Loft

Portugal offers a variety of housing options for international students, from university-owned residences, private apartments, and student halls run by private companies (with various facilities available: gym, laundry, kitchens and common spaces).

University-owned student halls of residence: averaging from 400 eur/month (sometimes lower depending on location);

Renting a private room or apartment: Starting from 400 eur/month in Lisbon, and 300 eur/month in Porto;

Student halls run by international operators: Starting from 600 eur/month for a standard studio room.

_____________________


Uniplaces | Whole country
https://www.uniplaces.com/accommodation/portugal

Domus Nostra | Lisbon
http://domusnostra.net/wordpress/home/welcome/

Home2Students | Lisbon
https://home2students.com/

The Housing Concept | Lisbon
https://www.thehousingconcept.com/

SPRU - Sociedade Promotora de Residências Universitárias | Lisbon & Porto
https://www.spru.pt/

Nine Student Living | Lisbon
http://www.ninestudentliving.com/

Student Ville | Lisbon & Coimbra
https://www.studentville.pt/en

HouzeEstudent | Lisbon Region
https://www.houzestudent.com/locations.html

StudentHousing | Whole country
https://studenthousing.alp.pt/

Bquarto | Rooms &  Flats share | Whole country
https://www.bquarto.pt/?a=&linga=uk

Casita Your Student Home | Whole country
https://www.casita.com/student-accommod … e=edu-2295

Student Room Flat | Lisbon, Porto
https://student-room-flat.com/

Students Accommodation & Roommate lets  | Whole country
https://erasmusu.com/en/erasmus-portugal

GabinoHome - Rooms for Rent in Portugal | Whole country
https://www.gabinohome.mobi/en/list/?co … p;id_cat=1

(...)


Residences | Premium Short and Long Stay Accommodation

Temprano Student Living  | Lisbon, Porto, Coimbra
https://tempranocp.com/portfolio/student-housing/

Milestone Student Living  | Porto, Lisbon/Carcavelos
https://www.milestone.net/locations/?country=portugal

UHub Student Living  | Lisbon, Porto
https://uhub.eu/en/

(...)

_____

Further information:

http://www.studyinlisbon.pt/en/alojamento/

https://www.educations.com/study-guides … costs-7821

Large Real Estate Companies Websites

Medium & Long-Term Rentals

Era Imobiliária
https://era.pt/imoveis/pesquisar.aspx?o … idioma=pt1

Remax
https://www.remax.pt/en/

Wallis
https://www.wallis.pt/engb/properties/

Century XXI
https://www.century21global.com/for-ren … l/Portugal

Other Websites

Medium & Long-Term Rentals


Pure Portugal | Whole country
https://pureportugalholidays.com/rentals/


Flatio | Whole country
https://www.flatio.co.uk/
(Select: Show all cities; choose Portugal)


Green Acres | Whole country
https://www.green-acres.pt/en
(Select: City or Region on the map)


HousingAnywhere | Whole country
https://housinganywhere.com/
(Select: Write city's name in portuguese or english)


SpotaHome | Lisboa, Porto
https://www.spotahome.com/


Arkadia | Whole country
https://en.arkadia.com/for-rent/portugal-g620/


Engel & Völkers  | Luxury
https://www.engelvoelkers.com/en-pt/pro … ent-house/


Sothebys   | Luxury
https://www.sothebysrealty.com/eng/rentals/prt

(...)


Some remarks on Rental/Lease Agreement/Contract


What is the difference between a Lease and a Rental Agreement ?

The difference is the duration of the contract. Lease agreements are typically long term contracts (over 12 months), whereas rental agreements are usually short-term (a few weeks or months).
A lease agreement provides more security and stability, whereas a rental agreement offers more flexibility.


What is the difference between an Agreement and a Contract ?

The terms “Agreement” and “Contract” are used interchangeably, but legally speaking, they are two different things. An agreement is simply an understanding or arrangement between two or more parties. A contract is a specific agreement with terms and conditions that are enforceable court.

An Agreement is usually an informal arrangement, often unwritten, between two or more parties. The parties simply consent to do or refrain from doing something.

A Contract, on the other hand, is a formal arrangement between two parties that’s enforceable either in court or through arbitration. Contracts are valid when both parties accept the terms.

When renting a room, the term agreement is usually used, and when renting a house, the term contract is used. But even if you’re just renting out a room, you will need a contract for legal protection in case you find issues that will eventually have to be settled by the landlord.

_________

The following posts are intended to help expats signing a Rental/Lease Agreement/Contract in Portugal.

A. Before the Rental Contract........ ( post #10 )
B. Rental Contract........................... ( post #11 )
C. After signing the Contract......... ( post #12 )

Terms ("Agreement", "Contract") and ("Rental", "Lease") are used here interchangeably.

_________

AT = AT Finanças = Portuguese Tax Authority
AT website: https://www.portaldasfinancas.gov.pt

Landlord    = "Locador", "Senhorio" , "Proprietário"   
Tenant       = "Locatário" , "Inquilino" , "Arrendatário"
Rental/Lease Contract = "Contrato de arrendamento"


A. Before the Rental Contract

    1. Ensure that rental contract is legal
    2. What to be aware when visiting the property
    3. Whether or not to include home utilities in the rent
    4. How is parking in house surroundings
    5. What to do if urgent repairs are needed
    6. Domestic pets permission

_______

Before signing the rental contract, it is important to check out some property issues, its surroundings and contract details with the Landlord / Real Estate Agent.


1. Ensure that rental contract is legal

The amount spent with rents can be deducted in your tax declaration in Portugal (declaração anual de impostos, IRS), but this can only happens if there is a legal rental contract and the issuing of rental receipts is made on a monthly basis. For this reason, you always have to check if the owner will report your contract to the AT.

Any house rental contract (T0, T1, T2, T3, ...) has to be uploaded on the AT website.
T0= House without bedroom (studio),..., Tn = House with a living room & n bedrooms
...

________

Landlords under the age of 65 are obliged to communicate rental contracts, amendments and termination throught the AT website. They also have to issue electronic rental receipts on the AT website. Otherwise, landlord risks to pay a non-compliance fine up to 3750 eur.

https://www.economias.pt/multa-por-nao- … -de-renda/

Electronic rental receipt can be sent for the tenant's email on a n-monthly basis ( usually n=1 up to 6 months). This is a PDF document generated by AT website, which guarantees to the tenant that everything is legal.


There are two cases where there is an exemption from issuing these electronic rental receipts:

- Landlords aged 65 or over. In this case, he can deliver the contract on paper to the AT office, and it is the AT Officer who uploads the contract into the AT system on behalf of your old and info-excluded landlord...

- Landlords who have an yearly property income less than 900 eur.


In such cases, landlord should send by post the receipt on paper to the tenant's address. You may require a clause to be written in your rental agreement to require this as mandatory on a monthly / bi-monthly basis.



2. What to be aware when visiting the property

- Year of house building

This allows you to evaluate the construction and prevent issues bypassed on a single visit, such as eg. plumbing issues. It is important to understand when the last renovation works were carried out on and to what level of intervention they were made.


- Damp and mould

You should verify if there are stains on the ceiling, signs or irregularities in the paintwork that could be hiding a bigger problem.


- Lighting

Find out if the house is facing south and try to understand which rooms receive direct sunlight to avoid dampness problems.


- Plumbing, electricity and electrical appliances

You should test taps, switches, sockets and electrical appliances in case the property is equipped to understand if everything is working without problems.


- Gas

If piped gas is available in the house, you should check out that an Inspection of the gas installation has been carried out before, to confirm that everything is working safely. Inspection cost is variable (+/- 70 eur) and it must be supported by the landlord. Only inspection companies authorised by DGEG (Direção-Geral de Energia e Geologia), can carry out with it and issue the appropriate certificate as well.



3. Whether or not to include home utilities in the rent

In holiday or short-term rentals, tenant expects to have all facilities included in the rent without having to worry about paying them separately. It is not even common practice in the portuguese market to charge these services separately. Landlord often estimates these costs which will be included in the rental amount and paid in advance.

For contracts longer than 1 year it is entirely up to you to decide, but in this case, please take note that in rentals for expats, this amount may be charged well beyond what is supposed in terms of standard expenses...


- Water, Electricity and Gas

It is better that tenant should request these services in his own name. Remember that estimated monthly expenses by the landlord are always much higher than what is usually spent... Be aware and find out if the increase in the rental value is really worth having everything included. Firstly, find out the average consumption values in winter and summer that a family of n people can spend in Portugal.

This solution is always less expensive when you have a regular and controlled consumption.


- Telecoms

All Telecom operators require a 24-month loyalty period. This means that if the rescission occurs before, you will have to reimburse the operator between 300 and 400 eur. If your loyalty period has already ended, you can cancel your contract free of charge. See here how you can do it:

https://www.doutorfinancas.pt/financas- … unicacoes/

https://selectra.pt/tv-net-voz/gestoes/ … o-contrato


For a rental agreement longer than 2 years, it is worth to request this service in your name. If you choose to include this services into the rent, consider that telecom packages (TV, landline telephone, internet) may vary between 30 and 60 eur per month.

This solution is useful because these packages may also include mobile phones, so you don't need to have a separate contract for them. Here you have the portuguese Telecoms with their all-in packages, services and current prices:

   https://www.meo.pt/servicos/casa/fibra/ … tv-net-voz
   https://www.nos.pt/particulares/pacotes … cotes.aspx
   https://www.vodafone.pt/pacotes.html
   https://www.nowo.pt/


4. How is parking in house surroundings

If the property has no parking or garage facilities, you should find out how is parking there and if there are parking areas only for residents nearby. If so, you should apply for a parking pass at your local council / Junta de Freguesia.


5. What to do if urgent repairs are needed

Set out from the very begining with your landlord how to proceed in these matters to avoid future quarrels. For example, who is responsible for requesting a professional to repair a problem? In an emergency such as plumbing or electricity, if the landlord does not oppose, tenant can call someone to repair the damage and later be reimbursed upon the receipt.

Law provides that house repairs are under the landlord responsibility, which only do not apply if a written contractual clause has been established in advance.


6. Domestic pets permission

Law allows pets inside flats (up to a maximum predefined number of dogs and cats), but many landlords include in their rental contracts a clause that forbide pets to living there.

B. Rental Contract

1. What documents need to be made available
    1a. by the tenant   
    1b. by the landlord

2. What information must be included

3. Sample of a rental agreement

4. Legalizing rental agreement

5. Termination: deadlines to be respected
    5a. by the tenant
    5b. by landlord

________


1. Documents required

1a. Documents to be made available by the tenant

- Cartão de Cidadão / Tenant's Citizen Card or Passport;

- Tax identification number (NIF,  Número de identificação fiscal): NIF is always mandatory in Portugal for any contract/transaction;

Landlord usually asks for documents to check out the risk of the tenant's breach of the rental agreement, such as:

- Employment contract;

- Lastest income tax declaration copy (declaração de IRS) to know the effort rate (rent /  income);

- Lastest two pay slips;

- Or, concerning a pensioner tenant, a statement relating the monthly amount of the pension received.



1b. Documents to be made available by the landlord

- Landlord's Citizen Card (or Identity Card + NIF);

- Property Tax Ownership / Caderneta Predial (building registry obtained from the AT website);

- Energy Certificate / Certificado Energético. It is mandatory and certifies the energy effectiveness of the house, in terms of heating, cooling, waste of energy, etc. It is rated from A=excellent to F=poor;

- Building Registry Certificate / Certidão de Registo Predial (obtained at the Conservatória do Registo Predial), which proves the real property's ownership, and it shows whether there are any mortgages, liabilities and charges related to the rent building/property. This allows tenant to confirm it's the property's owner who is renting and not someone else.

- Housing License (obtained at the Town Hall/Câmara Municipal where the property is located). 


Before signing rental agreement, it is possible to do a Promissory Rental Agreement / Contrato de Promessa de Arrendamento, which safeguards both parties by indicating the obligation of a forward contract celebration up to a certain date. If one of the parts does not comply this, the other party will have to be indemnified. 



2. What information must be included

A rental agreement must be in writing in portuguese (a copy in english may be requested by the tenant) and it must include:

- Identification of both parties, including date of birth, place of birth and marital status;

- House location that will be rented (address, postal code, location, city);

- Number and date of the housing permit;

- Info that appears at Caderneta Predial (type of property, article, fraction);

- Rental amount, as well as how which it can be updated;

If there is no contractual clause defining this procedure, then what is established by law will be applied: rent will be updated annually according inflation rate verified in Portugal. Rent will only be updated if landlord requests it in writing by a registered letter addressed to the tenant.

- Landlord's NIB / IBAN account number;

- Rent payment's deadline;
According to the rental procedures, payment should be made between the 1st and the 8th of each month. Electronic rental receipt will be accepted as proof of payment.


- Signing date of the agreement;


- Rental contract term;

Rental contract for permanent housing have a mandatory minimum duration of one year, except when it is for non-permanent housing or for other purposes, namely for professional, education/training or tourism. In these exceptions, owner can rent property for only one month or any other period less than one year.

At first renewal, agreement has to be maintained for another three years, unless landlord needs house for himself or for his descendents. However, contract may establish other terms provided both parties agree on another periods of time.


- Guarantee/Deposit/Caução;

Landlord can ask for as many months as possible of rent advance. It is usual for the tenant to pay at least 3 months when the contract starts, but the landlord can ask for more months.

The minimum of 3 months has to do with the following: if the contract starts on 1st May, he must pay May, June (always the following month) and 1 month of security deposit ("caução" in portuguese).

This deposit value serves as guarantee the good property conservation, and it will be returned by the landlord at the end of the contract, or in most cases, it is turned into an additional rental month at the end of the contract. This means that if tenant leaves the house/ended the contract at the end of September, the last rent he has to pay will be in July (related to August), and September will be the deposit month paid at the beginning of the contract and withheld by landlord.

For an expat tenant, it is difficult to ask for a guarantor / "fiador" (which is usually required to portuguese tenants) to guarantee someone pays rent when default happens. To avoid this, landlord usually asks for more rent months in advance.



- Contract renewal;

Landlord cannot oppose the rental agreement first renewal for more three years. If tenant do not wish to renew, he only needs to making it known to the landlord.

There are only two cases in which landlord can deny renewal: if he wants the house for his own residence or for his descendants.



- Condominium regulations compliance (if any);

This is often a common practice where there are common areas such as swimming pools, gardens and garages/inner parking. Existing rules in these condominiums should be detailed in the rental contract so that tenant must have to comply with them as well.



- Signing and contract copies;

Besides items above mentioned, other clauses agreed between parties and legally allowed can be written as well.

All people who are going to live in home must sign rental contract (eg. couple members or a group of friends who are going to university and decide to rent a flat together).

All rental contract pages (portuguese copy and english copy, if there is one) must be signed both by landlord and by tenant.

Contract must have 2 or 3 copies in portuguese: one for the tenant, one for the landlord and finally one for the landlord to deliver to AT (optional). Nowadays, as everything is done through internet, landlord usually scans his own copy to upload it on the AT website.




3. Rental agreement sample

See below an illustrative example:

https://s3-eu-central-1.amazonaws.com/c … C3%A3o.pdf

You can translate PDF into English using a Doctranslator, such as:
https://www.onlinedoctranslator.com



4. Legalizing rental agreement

All landlords have to upload rental contract to AT website within a 30 days period after it is signed by all parties.

In case you do not know, when the landlord uploads the contract, a stamp duty tax collection (Imposto de Selo) is automatically generated so that landlord has to pay it by the end of the month following that which the rental begins. The fee charged is 10% of rental value.



5. Termination: deadlines to be followed

It is allowed for both landlord and tenant to end a rental agreement before the expected ending or renewal date, provided that each one respects deadlines for notice it.

Before ending the rental and handing over the key, tenant must cease the water, electricity, gas and telecom supply contracts, if they were made in his own name.


5a. Termination by the tenant

- If initial term of rental agreement or of its renewal (agreed term) is equal to or longer than 6 years, tenant must give landlord 120 days' notice;

- If agreed term is equal or longer than one year and less than six years, notice must be 90 days;

- If agreed term is equal to or greater than six months and less than one year, notice will have to be 60 days in advance;

- If agreed term is less than six months, notice must be one third of contract initial term.

If tenant fails to comply with this, he will have to pay the rental months corresponding to the notice period not followed.



5b. Termination by the landlord

- If initial term of rental agreement or of its renewal (agreed term) is equal to or greater than six years, landlord must give tenant 240 days' notice;

- If agreed term is equal or longer than one year / shorter than six years, notice must be 120 days;

- If agreed term is equal to or greater than six months and less than one year, notice must be 60 days;

- If agreed term is of less than six months, notice must be given counting one third of the initial term of the contract or its renewal.


Landlord may terminate contracts for:
- non-payment reason (with a tolerance of up to 3 default rents);
- to carry out works (in which case tenant must be notified at least six months in advance); and
- to the need of the house for himself or for his descendants.

Finally, it should be mentioned that in order to terminate rental agreement, either party must do so in writing and by registered letter with acknowledgement delivery (carta registada com aviso de recepção).


Eg. Sample for contract termination:

https://s3-eu-central-1.amazonaws.com/c … mento.docx

C. After signing the Contract

    1. Water supply
    2. Electricity/Gas supply
    3. Movers companies
    4. Check out rental receipts are being issued


1. Water supply

After signing rental contract, you can request for water supply. Water supplier must make it available within a maximum of five working days after requesting it.

You will need to enquire Town Hall where you live to know which company supplies the water.

Eg. EPAL is the water supplier in Lisbon city (only)

https://www.epal.pt/EPAL/menu/clientes/ … o-contrato

https://eportugal.gov.pt/servicos/celeb … -pela-epal



2. Electricity/Gas supply

After signing rental contract, you can request for electricity supply, and gas if available.

https://lojaluz.com/faq/aluguei-casa-contrato-luz-gas

You should compare free market suppliers and prices in order to find out the most suitable option for you:

https://poupaenergia.pt/


You can book online/by phone. If you prefer a customised service, you can go to a retail shop.

Eg. EDP Comercial customer service lines: 808 53 53 53 or 213 53 53 53.
For customer service in english, press key 9.

https://www.edp.pt/particulares/aderir/passo0/



3. Movers companies

You should always hire a professional licensed by IMT.
http://www.imt-ip.pt

Thid website provides the full list of IMT licensed companies. Always check if a company has a valid insurance, in case of any damage to goods being transported. If any accident happens, claim payment of appropriate damages and if the answer is negative, do not hesitate to ask for the complaints book.

Licensed freight transport companies within Portugal (Nac.) or to/from outside Portugal (Int.)

http://www.imt-ip.pt/sites/IMTT/Portugu … OrdEmp.pdf



4. Check out rental receipts are being issued by the landlord

Tenant can consult issued rental receipts at AT website. Even if landlord don't deliver rent receipts by mail/email, tenant can check out they have been issued properly.

Here is how you can do this, step by step:
https://www.e-konomista.pt/consultar-re … -financas/

AT website:
http://imoveis.portaldasfinancas.gov.pt/arrendamento

Then choose menu option " Consultar recibos" / Check out your rental receipts.


_______


Additional info:

https://www.deco.proteste.pt/dinheiro/a … o-contrato

https://jornaleconomico.sapo.pt/noticia … ter-685014

Complaints book: (posts #1 & #2)
https://www.expat.com/forum/viewtopic.php?id=920033

(...)

hello JohnnyPT,

continuing the  conversation from https://www.expat.com/forum/viewtopic.p … 2#5324662,


I get Rental agreements and rental contracts are 2 different things as pointed out.
rental agreements are informal where else rental contracts are registered with AT.

BUT when it comes to rooms, such as the one below (hypothetically)
https://www.custojusto.pt/porto/imobili … o-35379151

,(lets say  both the landlord and tenant want to a 12 month or more), is it mandatory to have that registered with AT - financas website? (if it not mandatory, can it still be done or is it applicable only to T0/1/2/3/ etc?

What if the  landlord and tenant want to 4-5 month lease for a room, can that also be registered with AT - financas website? or rooms are always informal agreements?

Thank you.

Hi Funporto,

Usually rooms are informal. Very informal, I might say. They are used a lot by displaced students from where they live. Many of them have informal agreements, without a contract. And when a contract is required by those who are renting, landlord increases the rental values... However, regarding flats, it's different. The law prevails (or it should).

Hi JohnnyPT,
                        Thank your for your response. but the question I ask is - is there even a legal provision to have rooms registered with AT should the parties wish?

If yes, I am planning on doing that (live in a Portugal) before I sign a T0 or T1 lease . but as you said, during visa examination SEF will want the lease to be legal, what are my option if I want to be in room (lets say more than 12 months)? (I do not mind landlord charging more but can this be registered legally if I and landlord want to).

if yes, please point out the link to legislation in Portuguese.

Thank you

Regarding the room rental, for tax purposes it is considered a sublease / "sub-arrendamento". It is only illegal if the house is being rented and does not have the landlord's authorisation.

The room rental contract is identical to that of a house rental contract. You just have to adapt the clause of what is rented; Eg. part of the house, room x, north side, south side, etc. etc. Also it is identical regarding the tax issues.

____

There is a lot of information here about renting rooms (translation required):

https://www.homify.pt/livros_de_ideias/ … a-de-saber

https://www.flatio.pt/blog/como-arrenda … legalmente

https://www.idealista.pt/news/imobiliar … ciso-saber


You can see also the following post #17 about a draft of a room rental contract for accomodation.

Draft about A FIXED-TERM LEASE AGREEMENT FOR A ROOM FOR ACCOMMODATION

CONTRATO DE ARRENDAMENTO DE QUARTO PARA HABITAÇÃO COM PRAZO CERTO

ENTRE:

.... , portador do Cartão de Cidadão nº ... , contribuinte fiscal nº ... , residente em ...,  doravante designado como Primeiro Outorgante ou Senhorio,
E
..., portadora do Cartão de Cidadão nº ..., contribuinte fiscal nº ... , residente em ..., doravante designado como Segundo Outorgante ou Arrendatário.

É celebrado o presente contrato de arrendamento urbano para fins habitacionais, com prazo certo, nos termos do disposto no artigo 1095º do Código Civil e ao abrigo da Lei nº 31/2012, de 14 de agosto, que se rege pelas cláusulas seguintes:

Cláusula Primeira (Objeto)

UM - O Primeiro Outorgante é dono e legítimo possuidor da fração autónoma designada pela letra ... correspondente ao andar esquerdo/direito do prédio sito na Rua , na Freguesia de ... , Concelho de ... , descrito na Conservatória do Registo Predial de ... com o artigo fração ...


Cláusula Segunda (Finalidade)

UM - Pelo presente contrato, o Primeiro Outorgante arrenda e o Segundo Outorgante toma de arrendamento o quarto nº 1 (Quarto Grande), com serventia da Cozinha, Casas de Banho, Sala e Corredores, destinado a habitação própria e permanente do Segundo Outorgante, não lhe podendo ser dado outro fim ou uso, sob pena de resolução contratual.

DOIS - O Arrendatário não pode manter quaisquer hóspedes no locado, mesmo que a título não permanente, e não poderá dar ao locado qualquer outra utilização que não a de habitação.

TRÊS - O Arrendatário não pode, sem prévio consentimento escrito do Senhorio, proporcionar a terceiro o gozo, total ou parcial, do locado, por qualquer forma de cessão, gratuita ou onerosa, incluindo por subarrendamento.


Cláusula Terceira (Prazo, Oposição à Renovação e Denúncia)

UM - Este arrendamento é feito pelo prazo de 1 ano, com início em 1 de Março de 2020 e término em 28 de Fevereiro de 2021.

DOIS - No termo do prazo contratual e não havendo denúncia por qualquer das partes, o arrendamento renovar-se-á por iguais e sucessivos prazos de 6 meses, salvo se for denunciado por qualquer das partes.

TRÊS - O Senhorio pode opor-se à renovação automática do contrato mediante comunicação, remetida ao Arrendatário por carta registada, com aviso de receção, com antecedência não inferior a 180 dias do termo do contrato.

QUATRO - O Arrendatário poderá denunciar o contrato a todo o tempo, mediante comunicação ao Senhorio com antecedência de 90 dias sobre a data em que pretenda a cessação, a qual só produzirá os seus efeitos para o final do mês de calendário gregoriano em que se perfaça aquele período de pré aviso.


Cláusula Quarta (Renda)

UM - A renda mensal respeitante ao quarto 1 (Quarto Grande) é de 125€ (Cento e vinte e cinco euros), a pagar pelo Segundo Outorgante até ao último dia do mês anterior àquele a que disser respeito, pago exclusivamente por depósito ou transferência bancária para o IBAN PT50 xxxxxxxx.

DOIS - Os recibos de renda serão emitidos em plataforma digital no site das finanças após efetivo pagamento.

TRÊS - A renda acordada fica sujeita a atualizações anuais de acordo com os coeficientes legalmente fixados, podendo a primeira atualização ser exigida pelo Primeiro Outorgante ao Segundo Outorgante um ano após a entrada em vigor do presente contrato.

QUATRO - Para os efeitos do disposto no número anterior, o Primeiro Outorgante deverá comunicar ao Segundo Outorgante com uma antecedência mínima de 30 (trinta) dias, o montante atualizado da nova renda, indicando expressamente o coeficiente utilizado no respetivo cálculo.

CINCO - A renda atualizada será devida pelo Segundo Outorgante a partir do mês seguinte àquele em que a mesma lhe for comunicada.

SEIS – Em caso de incumprimento no pagamento atempado da renda por parte do Segundo Outorgante, tem o Primeiro Outorgante o direito de exigir, além das rendas e ou alugueres em atraso, uma indemnização igual a 20% do que for devido.

SETE – O Segundo Outorgante pagará ao Primeiro Outorgante a quantia de 250€ (duzentos e cinquenta euros) durante a celebração do contrato, respeitantes ao primeiro mês e caução, sendo esta última devolvida no final do contrato sempre que não haja prejuízos causados no bem locado ou outras contas por pagar.


Cláusula Quinta (Obras)

UM - O Segundo Outorgante reconhece que o locado e suas dependências se encontram em perfeito estado de conservação e em condições de funcionalidade para o fim a que se destinam, devendo com a cessação do presente contrato, entregar o locado no estado em que o recebeu, limpo e em bom estado de conservação, obrigando-se o Segundo Outorgante a reparar todas as deteriorações, incluindo as deteriorações lícitas realizadas para assegurar o seu conforto ou comodidade com exceção das que resultem de um uso normal e prudente.

DOIS - Só poderão ser efetuadas obras ou benfeitorias no local arrendado com prévia autorização escrita do Primeiro Outorgante, com exceção das reparações urgentes.

TRÊS - Todas e quaisquer obras ou benfeitorias que o Segundo Outorgante efetue no local arrendado e que tenham a autorização do Primeiro Outorgante ficarão a fazer parte do mesmo, não podendo o Segundo Outorgante exigir qualquer indemnização ou alegar retenção, ou remoção mesmo quando autorizadas.

QUATRO - Constitui obrigação e encargo do Segundo Outorgante a realização das obras de conservação ordinária do locado, requeridas pelas leis vigentes ou pelo fim do contrato, incluindo, nomeadamente, as reparações, limpezas, substituições de materiais e manutenção das instalações de água, luz, esgotos, climatizações e comunicações e a perfeita manutenção das paredes, tetos, pavimentos, portas, fechaduras, vidros e encanamentos, não podendo o Segundo Outorgante realizar quaisquer outras obras no locado sem prévia autorização por escrito do Primeiro Outorgante, conforme mencionado no número DOIS da mesma cláusula.


Cláusula Sexta (Despesas e Outras Obrigações do Arrendatário)

UM - O pagamento dos encargos respeitantes aos consumos de água, luz e gás é da responsabilidade do(s) Arrendatário(s) sendo dividido de igual maneira pelos vários Arrendatários que ocupam a casa.

DOIS - O pagamento dos encargos respeitantes ao consumo de água, gás e eletricidade é feito pelo Primeiro Outorgante às empresas responsáveis pelo seu fornecimento.

TRÊS - Os contratos de fornecimento de comunicações devem ser celebrados em nome do Segundo Outorgante, sendo que o mesmo se obriga a liquidar pontualmente os respetivos alugueres e consumos.

QUATRO - O Segundo Outorgante obriga-se a:
a) Pagar ao Primeiro Outorgante a parte da despesa a que lhe diz respeito, decorrentes do fornecimento de bens e serviços relativos ao locado, assim como a totalidade do valor das coimas, multas ou outras penalidades aplicadas ao Primeiro Outorgante por virtude de atos ou omissões imputáveis ao Segundo Outorgante

b) Pagar ao Primeiro Outorgante as despesas relativas ao consumo de água, gás e eletricidade juntamente com a renda no mês seguinte a que dizem respeito, sendo que em caso de atrasos de pagamento, aquando da liquidação de dívidas, se considerará sempre primeiro a liquidação dos valores respeitantes às despesas dos consumos e obrigações do Segundo Outorgante e apenas depois a liquidação dos valores respeitantes às rendas, prevendo-se assim o pagamento de juros de mora de acordo com o disposto no Ponto 6 da Cláusula Quarta deste mesmo contrato.

c) Cumprir com as exigências legais, administrativas, fiscais, camarárias ou outras que sejam conexas com a utilização do locado ou com o seu arrendamento, bem como pagar as taxas, multas, coimas ou outras penalizações relacionadas com a utilização do locado e ainda os eventuais danos ou prejuízos causados a terceiros.

d) Facultar ao Primeiro Outorgante ou a quem este indicar, em qualquer altura o acesso ao locado.

QUINTO – A limpeza e manutenção das condições de salubridade das partes comuns da casa é da responsabilidade do(s) Arrendatário(s) sendo dividido de igual maneira pelos vários Arrendatários que ocupam a casa.


Cláusula Sétima (Resolução)

UM - Qualquer das partes pode resolver o presente contrato, nos termos gerais de direito, com base em incumprimento da outra parte que, pela sua gravidade ou consequências, tornem inexigível a manutenção do contrato.

DOIS - As partes consideram que o incumprimento do Segundo Outorgante ao e nos termos a seguir discriminados, atenta a gravidade e consequências que terão, o que ambas as partes desde já reconhecem, tornam inexigível ao Primeiro Outorgante a manutenção do arrendamento e consubstanciam fundamento direto para a resolução do contrato de arrendamento;

a) Não pagamento, pontual e integral, do valor da renda, qualquer que seja o montante e o número de meses de renda, total ou parcial, em dívida;

b)Não pagamento, pontual e integral, do valor das despesas respeitantes ao consumo de água, eletricidade e gás;

c)Dar hospedagem, qualquer que seja o número de pessoas ou o período em que se mantenham no locado;

d)A prática de atos no locado que aí causem deteriorações;

e)A instalação no locado de equipamentos que não sejam usuais para o fim a que o locado se destina e que possam prejudicar ou pôr em risco a segurança, salubridade e bem-estar do locado, das partes comuns do prédio e/ou dos demais inquilinos do locado ou do prédio;

f)A colocação nas janelas ou varandas objetos que não estejam devidamente resguardados da queda;

g)A manutenção de animais no locado ou partes comuns do prédio;

h)A armazenagem ou utilização no locado de explosivos ou produtos facilmente inflamáveis;

i)A propagação pelo locado ou prédio de cheiros desagradáveis ou fumos, incluindo os provenientes de tabaco.

j)O atraso na realização de obras de reparação pelas quais seja responsável ou a realização de quaisquer obras de carácter extraordinário, incluindo as que alterem as divisões internas do locado;

l)Não facultar ao Primeiro Outorgante o exame do locado ou divisões do locado quando lhe tenha sido solicitado;

m)Impedir o Primeiro Outorgante de realizar as reparações necessárias ou, por qualquer forma atrasar a realização das mesmas;

n)O desrespeito pelas posturas e regulamentos municipais, do prédio ou do locado ou outras normas aplicáveis a ruídos ou barulhos incomodativos;

o)A alteração da tranquilidade do prédio com vozes, sons, ruídos, vibrações, calor, fumos ou outros fatores que perturbem os demais habitantes ou utilizadores do locado ou do prédio;

p)Despejar, a partir do locado, incluindo das portas, janelas ou varandas, qualquer tipo de objetos ou resíduos para a via pública, para as partes comuns do prédio ou para qualquer outra parte privativa do prédio e manter resíduos ou recipientes com resíduos fora dos locais destinados para o efeito;

q)A colocação de qualquer tipo de antenas exteriores ou a colocação de anúncios ou reclamos, luminosos ou não, eu sejam visíveis a partir do exterior do locado;

r)A modificação, por qualquer forma, da estrutura ou aparência do locado ou da fachada do prédio, incluindo das janelas e varandas, e a colocação ou alteração de caixilharias ou marquises;

s)A pintura de qualquer zona interior ou exterior do locado ou do prédio, ou, por qualquer forma, a modificação ou alteração do seu aspeto, interior ou exterior, incluindo na zona das varandas e terraços;

t)Obstruir ou dificultar, por qualquer forma, a circulação nas partes comuns do locado ou do prédio, em especial o acesso e circulação nos corredores, escadas ou ascensores;

u)Praticar qualquer ato que impossibilite, dificulte ou onere a utilização, pelos outros inquilinos do locado ou do prédio;

v) A assumir a responsabilidade de quaisquer danos infligidos, ainda que sem de má-fé ou dolo, ao locado ou prédio, por utilização negligente do locado ou equipamentos nele dispostos.


Cláusula Oitava (Certificado energético)

UM - Ao abrigo da lei de arrendamento o locado possui certificação energética de classe A/B/C...


Cláusula Nona (Comunicações e Foro)

UM – As comunicações a que haja lugar entre as partes ao abrigo do presente contrato, efetuadas por carta registada com aviso de receção, por notificações judiciais avulsas, por citações judiciais ou por qualquer outro meio exigível por lei, deverão realizar-se para as seguintes moradas:
- Senhorio: ,
- Arrendatário: a morada do locado, salvo se outra for, de modo expresso, comunicado ao Senhorio.

DOIS – Para resolver qualquer litígio emergente da interpretação, celebração, execução ou cessação do presente contrato de arrendamento é competente o foro da comarca de Lisboa, com renúncia expressa a qualquer outro.

TRÊS - O presente contrato é celebrado em 3 (três) vias.

Celebrado em .....
O Primeiro Outorgante (Senhorio)
....

O Segundo Outorgante (Arrendatário)
...

The question that I have is  - mostly in case of quartos and in the case of a T0,   I believe the landlord has 30 days to register the contract. correct?

If I have a copy of the lease(which I am suppose to receive and it will have the land lord's NIF and identity details)- could I register instead of the landlord sooner? Just asking.


Another question,  that having that Chave movel - digital - does this in any way help signing of contracts digitally with no paper hassle? Just asking.

1. This has already been explained previously  (posts #10 & #11)

Landlords under the age of 65 are obliged to communicate rental contracts, amendments and termination throught the AT website. 
...
All landlords have to upload rental contract to AT website within a 30 days period after it is signed by all parties.




2. No, you can't. It' s the landlord, because he is the one who has to identify the property he owns. And after he has submitted the lease, you can check it on the AT website.

https://info.portaldasfinancas.gov.pt/p … 00033.aspx

11-2869 Quem deve comunicar os contratos de arrendamento e subarrendamentos?
___

https://www.doutorfinancas.pt/vida-e-fa … -financas/




3. Yes, but to be able to use the digital mobile key, you need to have a citizen card (cartão do cidadão). Do you have portuguese citizenship?

https://www.autenticacao.gov.pt/assinat … ualificada

https://www.doutorfinancas.pt/vida-e-fa … -possivel/

One of these articles state that the landlord is suppose to generate the receipt the moment he receives rent.

Question - 1. Are the receipts generated in real time? How long do they take to appear?
                     2. Of course, one would not be able to view the receipts if we have not received the  password for NIF, but once you do received it- are we able to see the receipts for already paid amount retroactively?   Do the receipts disappear after some time or it stays in the system?
                    3. Chave movel says - to have it one can link it  ones foreign passport but does it also require you to have a residence card?

Once we get out NIF;s can we use it to get a Portuguese phone number and then
If  chave movel can linked to foreign passport can we not use the phone number and foreign passport to activate chave movel- once we have that, can we not sign the lease electronically - just curious?

Thank you.

1. When the landlord generates the rent receipt, the receipt is immediately available to be printed / sent to the tenant by email. It is also available for the tenant to check it on the Portal das Finanças website (I am not sure if it is available immediately, but I think it is).

2. Yes, you can see all your receipts on the Portal das Finanças by searching for "arrendamento" and then selecting "recibos de renda" (rent receipts). All rent receipts remain in the system for the contract's lifetime. And they even remain after that. They do not disappear.

3. For CMD (Chave Móvel Digital), you can link a Portuguese mobile phone number to your passport. Everything is explained here:

https://justica.gov.pt/Guias/como-pedir … el-digital

New topic