Unpaid rent and eviction in Portugal: a guide · Urbanis

No. Urbanis is the point of contact and submits the request on the idealista/seguros partner platform. The intermediary is idealista/seguros, an insurance agent registered with the ASF (no. 424584767), and the insurer is ARAG SE, Sucursal em Portugal. Once idealista approves, the policy is issued in the landlord’s name.

Sources: idealista/seguros, rent-default insurance (opens in a new window) · ASF, register of insurance intermediaries (opens in a new window)

The insurance covers properties located in Portugal, let under a lease made under Portuguese law, that you own or hold in usufruct. It is a Portuguese product: ARAG is not authorized to sell insurance in Israel.

Source: idealista/seguros, rent-default insurance (opens in a new window)

4.5% of the annual rent (€540 a year for a rent of €1,000 a month). The insurer starts paying once the tenant can no longer oppose in the eviction proceedings: first all the rent owed, then monthly, up to 12 months of rent on a residential lease. Payments stop if the tenant pays or when you get the property back.

Source: idealista/seguros, rent-default insurance (opens in a new window)

With 3 or more months of rent overdue, or when the tenant pays more than 8 days late more than 4 times in 12 months. Termination is a written notice, with no court, served by court notification or handed over by a lawyer, solicitor or enforcement agent. In the 3-month case the tenant can cancel the termination once per lease by paying, within one month, everything owed plus 20%. You have 3 months from learning of the breach to act.

Sources: Civil Code, art. 1041, 1083 to 1085 (consolidated text, PGDL) (opens in a new window) · NRAU, Law 6/2006 (Diário da República) (opens in a new window)

Through the special eviction procedure (PED) at the Balcão do Arrendatário e do Senhorio (BAS), which you can file online. The BAS gives the tenant 15 days to leave or to oppose. To oppose, the tenant needs a lawyer, must pay the court fee and must lodge a deposit equal to the rent owed, up to 6 months. With no opposition, the application becomes a title to vacate the property. With opposition, the case goes to court, the hearing is set within 20 days and, if the tenant loses, they have 30 days to hand over the property; an appeal does not suspend the eviction. The filing fee is €25.50 (€51 when the case value is above €30,000).

Sources: DGAJ, special eviction procedure (opens in a new window) · NRAU, Law 6/2006 (Diário da República) (opens in a new window)

A written lease, reported to the tax authority on Stamp Duty Form 2 (Modelo 2) by the end of the month after the lease starts, with the stamp duty paid (10% of one month’s rent). Without proof of the stamp duty or of the rent declared for income tax, the BAS rejects the eviction application. It also helps if the lease names an address for notices: the termination can then go by registered letter with proof of receipt to that address.

Sources: Portal das Finanças, lease registration (opens in a new window) · DGAJ, special eviction procedure (opens in a new window) · NRAU, Law 6/2006 (Diário da República) (opens in a new window)

Since January 1, 2024, in an eviction for unpaid rent where the rent claim was filed in the PED itself, the State (IHRU) pays the rent falling due after the opposition period if the tenant stays without paying: up to 1.5 times the minimum wage a month and 9 times in total. Note: a revision of the NRAU (bill 103/XVII) is being discussed in Parliament; these answers describe the law in force on November 3, 2026.

Sources: Law 56/2023, Mais Habitação (Diário da República) (opens in a new window) · NRAU, Law 6/2006 (Diário da República) (opens in a new window)

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