A problem with my rental
Deposit, rent, repairs, lease registration or eviction: who to turn to, as tenant or landlord.
All paths
For those who prefer to read everything at once.
Deposit dispute
Who to contact: Julgados de Paz
What to do
- The deposit is a guarantee to cover, for example, damage to the home or unpaid rent. Official source ↗
- If nothing is owed at the end of the lease, the deposit must be returned, according to the contract. Official source ↗
- If there is no agreement, you can go to the Julgados de Paz, which handle urban rentals except eviction. Official source ↗
- The case can start with mediation, if the parties wish. Official source ↗
What to prepare
- Check in the lease how much the deposit is and under what conditions it is returned. Official source ↗
- Keep messages, photos and invoices related to the problem. Official source ↗
- Have your Citizen Card or Digital Mobile Key to hand to start the case. Official source ↗
Costs
- Single fee of €70, paid by the losing party. Official source ↗
- If there is an agreement in mediation, each party pays €25. Official source ↗
- Julgados de Paz only decide cases up to €15,000. Official source ↗
Rent update
Who to contact: Portal da Habitação
What to do
- The Housing Portal lists the rent update coefficients since 1982; the one published for 2027 is 1.0256. Official source ↗Official source ↗
- If a change to the lease raises the rent, the landlord reports it to the tax office by the end of the following month and a charge of 10 % of the increase is issued. Official source ↗Official source ↗
What to prepare
- Check in the lease how much rent you pay and when. Official source ↗
- For a dispute about the lease (except eviction) you can go to the Julgados de Paz. Official source ↗
Fault or problem in the rented home
Who to contact: gov.pt
What to do
- Contact the landlord or the estate agent and explain the problem. Official source ↗
- The lease should state who is responsible for each type of repair or expense. Official source ↗
- If you cannot agree about the lease, the Julgados de Paz handle urban rentals except eviction. Official source ↗
What to prepare
- Keep messages, photos and invoices related to the problem. Official source ↗
- If you caused the damage you may have to pay for the repair. Official source ↗
Lease registration with the tax office
Who to contact: Autoridade Tributária
What to do
- The landlord must report the lease, changes and its end to the Tax Authority. Official source ↗
- The report is made with Stamp Duty Form Modelo 2, on the Finance Portal under Contratos > Comunicar contrato, or at a tax office or Loja do Cidadão. Official source ↗Official source ↗
- The tenant can check on the Finance Portal whether the rent paid appears under their tax number. Official source ↗
What to prepare
- The lease must be in writing and reported to the tax office. Official source ↗
Deadlines and timing
- The lease is reported by the end of the month after the rental begins. Official source ↗
Costs
- After reporting, a charge of 10 % of the monthly rent (Stamp Duty, item 2) is issued, payable within the same deadline. Official source ↗
Eviction and unpaid rent
Who to contact: BAS
What to do
- The Tenant and Landlord Desk (BAS) handles the special eviction procedure and rental injunctions, as an alternative to the ordinary courts. Official source ↗
- The BAS replaced the National Rental Desk (BNA) and the SIMA, which no longer exist. Official source ↗
- The Julgados de Paz do not handle eviction cases. Official source ↗
What to prepare
- There are reinforced safeguards for tenants lacking means in the eviction procedure. Official source ↗
See also
Last checked: 6 November 2026