Where to list the property
The portals concentrate demand: Idealista, Imovirtual, OLX and Casa Sapo. Publish on the biggest one in your area and add a second if viewings do not come in during the first week. For rooms and studios near universities, the accommodation offices and student groups work well. Your own network is still one of the best sources of reliable tenants.
A listing that filters applicants
- Rent and charges: the rent, what it includes and the deposit required.
- The key facts about the property: type, size, floor, parking, furnished or not.
- Energy class: mandatory in the listing.
- Availability and duration: the move-in date and the length of the lease.
- Photos: natural light, tidy rooms, one per room.
Use the rent suggested by the market simulator: a price out of line with the market costs weeks of an empty property.
Viewings
Group the viewings on the same day, 20 to 30 minutes apart, and pre-screen by phone: desired move-in date, lease term, number of people, approximate income. Bring the energy certificate and a copy of the draft lease so you can answer questions on the spot.
Which documents you can ask for
Ask only for what you need to assess solvency (the GDPR data minimisation principle):
- ID document and NIF (tax number);
- proof of income: the last three payslips or the latest IRS (income tax) return;
- an employer's statement or, for the self-employed, recent recibos verdes (self-employed invoices);
- the guarantor's details, if there is one.
Keep these documents only for as long as they are needed and delete those of the applicants you do not choose. With the Tenant Passport, the applicant shares everything in a single link, with no email attachments.
Assessing solvency
The rent-to-income ratio is the rent divided by the household's monthly net income. A common benchmark is to stay below one third; above that, ask for an additional guarantee. Also look at income stability (type of contract, length of service) and rental history. The solvency calculator does the maths and flags the risks. The full list of criteria is in the article how to choose the ideal tenant.
Choosing without discriminating
You can choose based on objective criteria, such as solvency and guarantees. You cannot refuse an applicant because of racial or ethnic origin, nationality, sex, disability or any other characteristic protected by law (Law 93/2017, Law 14/2008 and Law 46/2006). More details in non-discrimination in renting.
Guarantees and lease
Since Law 56/2023 (Mais Habitação), the deposit cannot exceed 2 months' rent. You can add a guarantor or rent insurance: compare them in step 6 of the guide. Then generate the NRAU-compliant lease and report it to the Finanças (Tax Authority) by the end of the month following the start of the tenancy.
For information only, not legal advice. Sources: General Data Protection Regulation, Law 93/2017, Law 14/2008, Law 46/2006, Law 56/2023.