FAQs: Rentals for Foreign Tenants in Portugal

It’s recommended to start looking for a rental property 1 to 2 months before your desired move-in date. The market is highly competitive, and it’s unlikely you’ll secure a contract that starts later than the following month. Therefore, unless you’re prepared to start paying rent in the next month, it’s not worth starting your search too early.

To sign a rental agreement in Portugal, tenants typically need to provide the following documents:

1. Personal Documents:  

• Passport or National ID  
• Portuguese Tax Identification Number (NIF)  
• Current address proof (e.g., utility bill or previous rental contract)  
• Contact details (phone number and email)  
• Marital status and Marriage Regime (single, married, divorced, etc.)  

2. Proof of Financial Stability:  

• Last 3 payslips (if employed)  
• Employment contract or employer reference letter (confirming position and salary)  
• Last year’s tax return (IRS declaration) or proof of tax submission in Portugal  
• Recent bank statements (last 3 to 6 months, showing financial capacity to pay rent) 

Note: A household is generally considered financially eligible to rent a property if its total monthly income is at least three times the rental amount.  

 3. If Self-Employed:  

1. Proof of business registration  
2. Recent invoices or proof of income (e.g., last few months of earnings)  
3. Last tax return declaration  

4. If a Guarantor is Required:  

• The same personal and financial documents as the tenant  

 5. If There Are Additional Occupants:  

• Full names and identification documents of all occupants  
• Number and ages of children (if applicable)  

 6. If the Tenant Has a Pet:  

• Type, breed, and size of the pet 
• Vaccination records (some landlords or condominiums may request these)

Some landlords may also ask for:  

• A motivation letter explaining why the tenant wants to rent the property and a presentation of the family.  

Yes, the NIF is essential for signing the rental contract and for several other activities in Portugal, such as opening a bank account and contracting public services. All parties to the contract must have an NIF. If you don’t have one, Goldcrest can assist with issuing an NIF for €350 per person. 

The contract defines the rights and obligations of the tenant and landlord, including the rental duration, rent amount, payment terms, deposit, and property maintenance rules. While contracts may have different configurations and clauses, it’s important to note that rental agreements in Portugal are governed by general law, and in case of dispute, this general law always prevails, regardless of what is written in the contract. Although not mandatory, we recommend using legal services to review and negotiate the terms of the rental contract. Goldcrest can help by introducing you to a lawyer from our legal department, who will provide this service for €350.

The contract duration can be negotiated between the parties, but it is usually between 1 and 5 years. Short-term contracts (less than a year) are less common for long-term residential rentals. If the rental contract is needed for a visa application, it must always have a minimum duration of one year.

The contract can be signed digitally if both parties agree. It is often possible to sign remotely using platforms like DocuSign or certified digital signatures. Landlords, lawyers, and sellers’ agents may require the original signed document to be sent by mail. The costs associated with sending the document are the responsibility of the sender.

Yes, for certain types of visas, such as the D7 or Digital Nomad Visa, a valid rental contract is usually required. It is important to have guidance when choosing the property and negotiating the rental contract, as some properties in the market may offer service agreements rather than rental contracts. A service agreement, like the one used in Airbnb rentals, is not accepted by the consulate as proof of residence for visa applications.

In most cases, the landlord is responsible for paying the condominium fee. However, some landlords may require the tenant to pay the ordinary fees. It is important to confirm this information before signing the contract. Extraordinary condominium fees related to reserves for works or actual construction must be paid by the landlord.

The guarantor must be a resident of Portugal with verified income. The guarantor will be responsible for paying the rent or fulfilling other obligations if the tenants fail to comply. Some landlords accept pre-paid rent instead of a guarantor.

The landlord may ask for up to two months’ rent as a deposit to cover potential damages to the property. This amount must be returned at the end of the contract, provided no damage is caused by the tenant. Sometimes, the number of deposits may vary depending on the tenant’s profile, such as whether they have pets or if the property is furnished.

Yes, by law, landlords can request a maximum of two months’ rent in advance. At the beginning of the contract, tenants typically pay the rent for the first and second months, with additional months possible if agreed upon during negotiations. However, the market is highly competitive, and we are seeing tenants offering more months upfront to secure a property.

By law, you can have up to 3 dogs and 4 cats in the property. However, it is essential to inform the landlord and check for restrictions in the contract. Some landlords may require an additional deposit for pets.

Normally, the apartment should be delivered clean. Before moving in, you can ask the landlord to arrange a cleaning. You can also include this request in the contract to avoid problems. If you prefer a more thorough cleaning, our team can help you find a professional, with the cost of this service being the tenant’s responsibility.

Furnished houses may be slightly more expensive and/or require an additional deposit to cover the furniture.

Usually, all built-in appliances are included, such as an oven, stove, extractor fan, and water heater, although these are not mandatory. Appliances like refrigerators, washing machines, dishwashers, and smaller appliances such as microwaves, coffee machines, and toasters may or may not be included. We recommend asking about appliances during property visits and ensuring an inventory of the items to remain in the property is included in the contract.

A question that might seem strange in Portugal, but is common: light fixtures on the ceiling are usually delivered without frames or lamps, with exposed wires. It’s the tenant’s responsibility to connect the lights they buy for the house.

In Portugal, tenants who are elderly or disabled have the right to request reasonable accommodations or modifications to make the property more accessible. This could include things like installing grab bars, ramps, or wider doorways, but the landlord and tenant must agree on the changes and their costs.

The landlord is not obligated to make accessibility modifications unless the tenant is elderly or disabled. However, tenants can request changes and, in some cases, the landlord might be willing to provide or approve these modifications. If the tenant is responsible for the modifications, they must return the property to its original condition when they move out unless otherwise agreed.

An Energy Efficiency Certificate rates the energy performance of a property from A+ (most efficient) to F (least efficient). It helps tenants understand how energy-efficient a property is, which impacts utility costs. Higher-rated properties typically have lower heating, cooling, and electricity bills.

Yes, landlords are required by law to provide an Energy Efficiency Certificate when renting a property. The certificate must be available to tenants before signing the lease, as it offers transparency about the energy consumption of the property.

The landlord is responsible for insuring the property itself. If we are talking about an apartment in a condominium, the landlord must have fire insurance. However, it is not the landlord’s responsibility to insure the contents of the house. If the tenant wishes to have contents insurance, they must arrange it themselves.

If you do not speak Portuguese, it’s important to work with an agent or translator who can help you understand the rental agreement and communicate with the landlord. Many landlords are open to working with English-speaking tenants, but it’s helpful to ensure everything is clearly understood to avoid issues later. You can also use online translation tools, but a professional translation of the rental agreement is always a good idea.

Typically, the rent covers only the use of the property and any amenities provided by the condominium unless stated otherwise in the contract. Expenses such as water, electricity, gas, and internet are usually paid separately by the tenant.

Although it can be agreed otherwise, the common practice in the Portuguese market is for the tenant to pay the rent for the following month by the 1st of each month. To explain, if a contract starts on January 1st and the tenant gives the landlord two months’ rent in advance, this payment will cover January and February. On February 1st, the tenant will need to pay for March, and on March 1st, for April, and so on. Although the rent is due by the 1st of the month before it is for, the tenant has until the 8th to ensure the payment has been received by the landlord. Transfers between Portuguese banks typically take a maximum of 2 days to process. If making an international payment, consider the time for the money to move across accounts.

Payment is usually made via bank transfer, but other options such as direct debit or cash payments (if agreed with the landlord) may also be possible. However, we always recommend making payments via bank transfer to have records of all transactions.

A Portuguese bank account is not mandatory, but it can make payments easier and avoid international transfer fees. It will also facilitate payment of utilities, as they can only be paid by direct debit from a Portuguese account or via Multibanco references.

When finalizing the contract, some costs should be taken into account:

1. We recommend having the contract reviewed by a lawyer to ensure that your interests are well protected. Goldcrest’s lawyer can provide this service for €350.
2. You may need to consider mail costs for sending the original signed document to Portugal if required by the landlord.
3. Small adjustments to the apartment, e.g., sometimes apartments are delivered without light fixtures or bulbs, and it’s the tenant’s responsibility to handle the installation. If you’re unable to do it, you should account for the cost of an electrician or contractor for this service.
4. Relocation service costs.
   While not directly related to the contract, consider the costs associated with activating utilities:
5. Water: Depending on the property’s location, if the house doesn’t have a water meter, you may need to pay for its installation, which can cost around €50. This is not common.
6. Electricity: Activation is generally free.
7. Gas: Gas installation is usually free, but it’s the tenant’s responsibility to arrange a gas inspection of the property before activating the contract. This inspection usually costs between €60 and €80. If there are issues with the gas installation, the landlord is responsible for repairs.
8. Internet: Installation is usually free. In Portugal, internet providers often offer bundles that include television and telephone, and they tend to be cheaper, but they require a service commitment period of  one to two years. These costs are for reference only and are non-binding. They vary depending on the provider and location.

Support lines for providers typically speak only Portuguese. We can assist with utilities activation for €500 plus VAT (€615).

Unless otherwise defined in the contract (e.g., a pre-agreed scaled rent increase), the landlord can only raise the rent upon the contract’s anniversary, according to the rent update coefficient defined annually by the government. For example, the rent increase for 2025 has been set at 2.16%.

Payment must be made by the 8th of each month. After this period, the landlord can charge a fine of up to 20% of the rent amount. If delays become frequent, the landlord may terminate the contract.

The cost of renters’ insurance in Portugal typically ranges from €50 to €150 per year, depending on the coverage and the value of the items insured. The basic coverage usually includes protection against fire, water damage, theft, and liability.

No, renters’ insurance is not mandatory in Portugal. However, it is highly recommended to protect your personal belongings and liability in case of accidents or damage to the property.

Utility costs in Portugal can vary depending on the property size and location. On average, utility bills (water, electricity, and gas) for a 1-2 bedroom apartment may range from €100 to €200 per month. Larger properties will have higher costs. Heating and air conditioning can significantly impact monthly bills.

Utility costs typically include water, electricity, and gas. Some rental agreements also include internet and cable television, but these are often separate from the standard utilities. Always check with the landlord or rental agreement to confirm if any utilities are included.

Only if there is an agreement with the landlord. Otherwise, entry is only permitted from the date specified in the contract. Sometimes, if the property is vacant, landlords may allow tenants to place some belongings inside to facilitate the move.

 

Typically, the tenant must transfer the accounts to their name. Some landlords allow or require the accounts to remain in their name and forward the invoices for the tenant to pay. Goldcrest can assist with transferring services (water, electricity, gas, internet/TV, and alarm) to your name for €500 + VAT (€615).

 

Usually, tenants receive at least one set of keys. The landlord may keep a copy for emergencies; however, access to the property is restricted. Rental contracts typically specify that the landlord or a designated representative may access the property for periodic inspections, but always with the tenant present and on a mutually agreed date, with at least 48 hours’ notice.

 

When moving into a rental property, you should perform a thorough inspection of the property. Take note of any existing damages or issues (like leaks or broken appliances) and report them to the landlord to avoid being held responsible later. You should also ensure the property is clean, that all utilities are working, and that there is an agreed-upon inventory of furniture and items provided.

It is recommended to test all appliances within the first 30 days and report any issues to the landlord. Ideally, this clause should be included in the contract. Some landlords provide appliances in the property but do not take responsibility for them. If an appliance breaks down after this initial period, the cost of repair or replacement may fall on the tenant. This should be clearly outlined in the contract.

It depends on the property’s location. Some properties include a parking space, while others require tenants to obtain a resident parking permit.

Yes, but they must provide at least 48 hours’ notice.

The landlord is responsible for structural repairs and pre-existing issues. Minor repairs and any damages caused by the tenant are the tenant’s responsibility.

Notify the landlord immediately. If the issue is the landlord’s responsibility, they should arrange for the repair.

Tenants can make small aesthetic changes to the apartment as long as they do not involve structural modifications. However, keep in mind that the landlord may not approve of these changes and could require the tenant to restore the property to its original condition before moving out. Significant modifications require the landlord’s approval. If maintenance work is necessary for the property, the landlord is responsible for it.

Report any issues to the landlord or property manager in writing, either via email or another agreed-upon method. If a serious problem arises (e.g., water leakage or electrical failure), notify them immediately.

The contract may have restrictions on long-term guests. If you intend to sublet or rent out rooms, you need the landlord’s approval. In general, no one outside the household that signed the contract is allowed to live continuously in the property, and subletting is prohibited. If unauthorized individuals are found living in the property, the landlord may terminate the lease.

 

In Portugal, noise regulations are strictly enforced, particularly in residential areas. Quiet hours typically run from 10 PM to 8 AM. During these times, tenants should avoid making loud noises that could disturb others, such as playing music loudly or using noisy equipment. If noise issues arise, tenants should first try to resolve them directly with the neighbor or report them to the local authorities.

If you experience excessive noise, the first step is to speak to the neighbor politely and explain the issue. If this doesn’t resolve the problem, you can report it to the local authorities or municipal police (PSP) for intervention. Keep records of the disturbances, as this may be helpful if the situation escalates.

The notice must be given in writing and sent by registered mail, unless the lease agreement allows for other forms of communication.

When moving out, the landlord or a designated representative will inspect the property. The landlord has up to one month after the tenant moves out to return the deposit, deducting any justified repair costs.

The landlord may retain part of the deposit to cover repairs, provided they justify the deductions. If the damages exceed the deposit amount, the landlord can require the tenant to pay for additional repairs.

Yes, tenants are generally expected to leave the property clean and in the same condition as when they moved in. If the property is not cleaned, the landlord may deduct cleaning costs from the security deposit.

If the contract includes an automatic renewal clause, it will renew for a specified period. If no such clause exists, both parties must agree to the renewal before the lease expires. It is advisable to discuss renewal options with the landlord a few months in advance.

Tenant rights in Portugal are protected by the Civil Code. You can find information about these rights from government websites, such as the Portuguese government’s portal (www.portugal.gov.pt), or consult legal resources and organizations like the Portuguese Tenants Association (Associação de Inquilinos).

In case of a dispute, it’s recommended to first try resolving the issue through communication with the landlord. If the dispute cannot be resolved informally, tenants can seek assistance from a legal advisor or file a complaint with the local consumer protection office (DECO). In some cases, tenants can take the matter to court if necessary.

Yes, the landlord must register the lease on the Portuguese tax portal and issue monthly rental receipts through the same platform. 

Yes, rent payments can be declared for tax deduction purposes. Typically, landlords issue monthly receipts through the tax portal, and tenants can access them in their account. When filing your annual income tax declaration (IRS), make sure that rental receipts appear in your list of deductible expenses. It is recommended to consult an accountant for tax filing assistance.