Considering letting out your Portuguese property as a short-term rental? In this article, we’ll outline everything you need to know to start your short-term rental operation, from registration to obtaining your short-term rental license (Licença de Alojamento Local).
Short-term Rental License
Before you rent your property, you’ll need to apply for a license that allows you to operate as an Alojamento Local (short-term rental). This lets you legally advertise and operate as a short-term rental property on markets such as Airbnb or booking.com. This regulation was established in 2014 and is called the Local Lodging Regime (Alojamento Local Regime).
You’ll need to register your property as touristic rental accommodation with your local town hall (Câmara).
How to register
To officially register, you need to:
- Open an activity on the Portuguese Tax and Customs Authority portal and register a new activity with CAE 55201 or 55204.
- Register a local accommodation number by going to the RNAL website and submitting documents like the land register of the property, your Citizen Card, and proof of opening activity with the Portuguese Tax and Customs Authority.
- Meet the inspection requirements within 30 days after the registration of your Alojamento Local. Inspections by your local Municipal Council can then take place. You’re required by law to have a fire extinguisher, fire blanket, first aid kit, a house instruction booklet in four languages, information about the availability of a complaints book, and an acrylic identification plate reading “AL.”
Following on from registering, you need to ensure that you:
- Issue invoicing receipts for all the bookings you receive through the Portuguese Tax and Customs Authority (Finanças) portal, sending them to guests within five days.
- Submit mandatory data to the Foreigners and Borders Service (SEF), such as your guest’s name, ID card number, nationality, and travel information.
- Collect Tourist Taxes and pay them to your local City Council.
All short-term rental properties must be registered (with some exceptions). These properties are called “Alojamento Local” or AL. They can be in a house, short-term apartment rental in Portugal, or lodging establishments, such as a hostel or dormitory. The ultimate service that an AL establishment provides is temporary accommodation in return for a determined price.
If you want to operate an Airbnb, you can simplify the registration process by:
- Going to “your listings” on airbnb.com
- Clicking on your listing in Portugal
- Clicking on the registration button at the top of the page
- Following the instructions to register
- Clicking on the “submit” button
If applicable, you will need to repeat the same process for all your listings in Portugal. If you’ve already registered, you can complete the five steps above to add an existing permit number to your listing. You don’t have to renew the registration unless there is a change to your listing or registration details.
If there are any changes, you must notify the relevant Portuguese authorities within ten days and update your property listing on Airbnb accordingly. The registration process is free of charge.
Required documents
You must show the following documents or information to the Portuguese authorities:
- The name, address, and NIF (Portuguese tax number) of the owner or person who will carry out the activity
- The activity start date
- The property capacity (the number of beds, rooms, and guests)
- A valid authorization of the use of the property
- Emergency contact details
- Your short-term residency’s name and address
- Your passport, ID, and company documents
- The land registry document
- A signed declaration that states that your real estate is a suitable AL establishment
- Lease agreement, deeds, or other documents that entitle you to rent your property
- Declaration of Tax Activity (Declaração de Início de Atividade) CAE 55201 or 552014