Tenant Rights in Portugal: Notice Periods, Repairs and Evictions

Tenants in Portugal can end a fixed-term lease early, once a third of the term has passed, with 120 days’ notice (60 days for leases under a year). A landlord who wants to stop a renewal needs 60 to 240 days’ notice, and cannot end a lease through its first renewal before three years, except for their own housing need.

These rules come from the Civil Code and the urban lease law (NRAU), as amended in 2019 and later. The details below are as of November 2026 and are general information. Your contract and the date it was signed matter, so get advice on a specific dispute.

How much notice must I give to leave?

It depends on when you leave: at the end of the term or before it. Articles 1098 and 1100 of the consolidated Civil Code set these minimums:

Early termination takes effect at the end of a calendar month. If you give less notice than required, the lease still ends, but you owe rent for the missing notice period, unless the reason is involuntary unemployment, permanent incapacity for work or the death of the tenant or a household member of more than a year.

When can a landlord end my lease?

A landlord who wants to stop a fixed-term lease from renewing must give written notice of 240 days for terms of six years or more, 120 days for one to six years, 60 days for six months to a year, or a third of the term for shorter leases. Notice is counted back from the end of the term.

There is an important protection: a landlord’s refusal of the first renewal only takes effect three years after the lease was signed, and the lease stays in force until then. The exception is when the landlord or a child needs the home to live in. For open-ended leases, a landlord can end the contract only for their own or a child’s housing need, for demolition or deep renovation, or with at least five years’ notice.

Who pays for repairs?

The landlord does. Article 1074 of the Civil Code puts all conservation works, ordinary or extraordinary, on the landlord unless the contract says otherwise. The tenant may only do works if the contract allows it or the landlord agrees in writing, with exceptions for urgent repairs.

1. Report the problem to the landlord in writing, with photos and a date.
2. Keep copies of every message and any reply.
3. For urgent problems that put the home or your safety at risk, ask for advice before paying for repairs yourself.
4. If the landlord fails to do works that make the home unfit to live in, that can be grounds for the tenant to end the lease under article 1083.

How big can the deposit be, and when do I get it back?

The consolidated Civil Code, article 1076, allows advance rent of up to two months by written agreement, and a deposit (caução) of up to two months’ rent. Courts and advisers have read earlier versions of this rule differently, so check your contract against the current text.

The law does not fix a single deadline for returning the deposit; the contract usually sets the conditions. Protect yourself at move-out with a dated inventory and photos, signed by both sides if possible, and ask for the return in writing. Our guide to renting an apartment in Lisbon covers what to agree before signing.

How does an eviction work?

A landlord cannot remove you on their own. Evictions go through the courts or the special eviction procedure at the BAS (Balcão do Arrendatário e do Senhorio), an online service that replaced the former National Lease Office (BNA) in February 2024. You are notified and can file an opposition within the deadline in the notice.

Common grounds a landlord uses are rent arrears of three months or more, or paying more than eight days late more than four times in 12 months after a registered warning letter. A lease that ends because the landlord validly refused renewal can also lead to an eviction request if the tenant stays. If you receive any notice from the BAS or a court, get legal advice at once; the deadlines are short.

Where can I get free or low-cost help?

Several places help Lisbon tenants:

• your Junta de Freguesia, many of which run free legal consultations for residents;
• Social Security’s legal aid (apoio judiciário), which can pay for a lawyer if your income is low;
• DECO, the consumer association, for members;
• tenants’ associations, which advise members on leases and rent updates;
• the city council’s housing services for people at risk of losing their home.

Bottom line

Write down three dates as soon as you sign: the start of the lease, the end of the first term and the three-year mark. Those dates decide your notice period, when the landlord can refuse renewal and when a yearly rent update can start.

FAQ

How must notices be sent?

In writing. Lease communications are normally made by registered letter with acknowledgment of receipt, unless the contract allows another channel such as email.

Can my landlord enter the flat without permission?

The home is yours to use during the lease. Agree visits in advance, and get advice if a landlord enters without consent or cuts utilities to pressure you.

Can I sublet a room?

Only with the landlord’s authorization. An unauthorized sublet is one of the grounds a landlord can use to end the lease.

Does the landlord need a reason to refuse renewal?

No reason is needed for a fixed-term lease, but the notice periods and the three-year protection still apply. For help with rent, see our guide to Porta 65 and rent support.