Security deposit declaration for a lease — free template (PDF and Word)
Security deposit declaration template for a lease, free in PDF and Word. Prove receipt of the amount, set the return deadline and the justified deductions.
- NRAU-compliant
- PT and bilingual PT/EN
- Editable PDF + Word
- 100% free
Free template
The security deposit of a lease is the cash guarantee the landlord receives at the start of the contract to cover unpaid rent and damage to the property. Receiving that money without a document is the most common mistake: without written proof of the handover, the amount, the date and what can be deducted are argued about later. This security deposit declaration solves the problem — it works as a receipt, identifies the parties, the property and the contract, sets the amount, the date and the means of payment, and puts the return rules in writing. Download the template free in PDF and Word and sign it with the tenant. Alternatively, you can generate the contract online, already filled in and manage the deposit in the Aluseg app, with deductions, supporting documents and balance recorded on the tenant's contract.
- Identification of the landlord, the tenant, the property and the contract
- Amount received in figures and in words, with date and means of payment (transfer, MB WAY or cash), within the legal limit of two months' rent
- Purpose of the deposit and return rules, with the period agreed between the parties
- Deductions allowed only with a supporting document (quote, invoice or debit notice)
- Settlement annex to fill in at the end of the contract, with balance and signatures
What a security deposit declaration is and when to use it
The security deposit declaration is the document in which the landlord confirms in writing having received from the tenant a certain sum as a security deposit. It does not replace the contract: it complements it, proving how much, when and how the money was handed over.
Use it whenever you receive the deposit — when signing the lease agreement or when the amount is paid later. It is especially important for cash, where there is no bank record. Signed by both parties, it avoids the most frequent argument at the end of the contract: how much was handed over and what was agreed about its return.
Only need simple proof of the handover? Use the security deposit receipt. At the end of the lease, the tenant can ask for the money back with the security deposit return request.
How much can the security deposit be in a lease?
At most two months' rent. Article 1076(2) of the Civil Code allows the parties to secure performance of their respective obligations, "in any of the ways provided by law", up to the amount corresponding to two months' rent. Within that limit the amount is freely agreed — in current practice it is between one and two months' rent — and it must be written in the contract.
Need a stronger guarantee than two months' rent? The way is not to raise the cash amount, but to add another guarantee: a guarantor who answers for the tenant's obligations, a bank guarantee or rent insurance. Before setting the amount, it is worth assessing the applicant's financial capacity with the tenant solvency calculator — prevention is worth more than security.
Do not confuse the deposit with advance rent: this pays months of rent on account, requires written agreement and cannot relate to a period of more than two months (article 1076(1) of the Civil Code); the deposit secures obligations and is returned at the end.
What this template includes (and how to fill it in)
The template covers the whole life of the deposit, from handover to final settlement:
- Identification of the parties, the property and the contract.
- Amount in figures and in words, date and means of payment.
- Purpose of the deposit and the rule that it is not to be used to pay the last months' rent.
- Return period, the tenant's IBAN and the deductions regime.
- Annex with a table of deductions, total, balance returned and signatures.
- Fill in the parties, the property and the contract reference.
- Write the amount in words and tick the means of payment.
- State the return period in days and the tenant's IBAN.
- Print two copies, sign and attach the proof of payment.
- Leave the annex blank: you fill it in after the check-out inspection.
When and how must the deposit be returned?
Portuguese law has no general deadline for returning a lease deposit. It is the parties who set it, in the contract or in this declaration — hence the dedicated field for the number of days. Without a written period, the return depends on negotiation and becomes a source of dispute.
In practice, it is usual to agree on 30 days from the handover of the keys, enough time to close the water, electricity and condominium accounts and to obtain repair quotes. The return follows three steps: the end of the contract and the key handover record; the check-out inspection, preferably with the tenant present and with dated photographs, compared with the check-in record and the property inventory; and payment of the balance, accompanied by an itemised statement of deductions and the documents that support them.
Deductions: what the landlord can (and cannot) deduct
The deposit answers for certain, documented amounts, never for estimates.
- Can deduct rent and charges owed — water, electricity or condominium fees payable by the tenant — proven by debit notices or invoices.
- Can deduct the repair of damage attributable to the tenant, with a quote or invoice from a third-party company.
- Can deduct minor deterioration that the tenant should have repaired before handing the property back (article 1073(2) of the Civil Code).
- Cannot deduct wear inherent in prudent use: paint aged by normal use, furniture marks, floor wear (article 1043 of the Civil Code).
- Cannot deduct generic amounts, without itemisation or a supporting document.
Frequently asked questions
How much can the security deposit of a lease be?
At most the equivalent of two months' rent: that is the limit set in article 1076(2) of the Civil Code, which allows the parties to secure performance of their respective obligations "up to the amount corresponding to two months' rent". Within that limit the amount is agreed between the parties — in practice, between one and two months' rent — and should always be written in the contract. If you need more guarantee, add a guarantor, a bank guarantee or rent insurance instead of raising the cash amount.
How many days does the landlord have to return the deposit?
Portuguese law does not set a general deadline. The period the parties agreed in the contract or in the deposit declaration applies; in practice it is usual to agree 30 days after the keys are handed over. If nothing is written, the return should take place within a reasonable time, but the landlord has no clear rule to invoke.
Can the landlord keep the deposit because of damage to the property?
The landlord can deduct the cost of repairing damage attributable to the tenant, provided they quantify it with quotes or invoices and hand over an itemised statement of the deductions. They cannot deduct wear inherent in prudent use (article 1043 of the Civil Code), nor withhold the deposit in a generic way.
Does the deposit count as rent? Do I need to issue a receipt?
The deposit is not rent: it is a guarantee returned at the end of the contract. Even so, depending on the landlord's tax situation, its receipt may have to be documented in the Category F electronic rent receipt, on the Finance Portal. The deposit declaration serves as proof between the parties and does not remove that obligation.
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