Energy certificate
The energy certificate (certificado energético) assesses the property's energy efficiency and gives it a class from A+ to F. A property put on the market for rent or sale needs a valid certificate issued under the Energy Certification System for Buildings (SCE, Decree-Law 101-D/2020), and the energy class must appear in the listing. Listing without it is an irregularity.
- Who issues it: a qualified assessor registered with the SCE, run by ADENE (the Portuguese energy agency).
- Validity: 10 years for an existing home.
- Cost: the assessor's fee and ADENE's registration fee, which depends on the property type.
- When: before you list, so the signing of the lease is not delayed.
Licença de utilização (habitation licence)
The licença (or autorização) de utilização confirms that the property can be used as a home. It is issued by the câmara municipal (town hall), and the lease must identify it. Buildings constructed before 1951 may be exempt: in that case, ask the town hall for a document that proves it. If you cannot find the licence, ask the municipality's planning department for a certificate.
Insurance
In buildings under horizontal property (propriedade horizontal, a building divided into separately owned units), fire insurance for the unit is mandatory (article 1429 of the Civil Code). Multi-risk insurance goes further and covers water damage, natural events and third-party liability. Do not confuse it with rent insurance, which protects against rent arrears: the difference is explained in the article multi-risk insurance or rent insurance.
Inventory and move-in inspection
The inventory lists the furniture, the appliances and the condition of each room, with dated photos. Attached to the lease and signed by both parties, it is your best evidence on the day the tenant leaves and when the deposit is returned. Use the free inventory template and the move-in inspection.
Condominium fees and utilities
Check that the condominium fees are paid and decide who pays what: as a rule, the fees fall to the landlord, unless otherwise agreed in writing in the lease. The water, electricity and gas contracts can be moved into the tenant's name, which avoids bills in your name. The details are in condominium: the landlord's rules.
Renting out as alojamento local?
Alojamento local (short-term rental licence) requires prior registration with the câmara municipal, and some municipalities limit new registrations in containment areas. First compare the two models in the rental yield simulator.
For information only, not legal advice. Sources: Decree-Law 101-D/2020 (SCE), Civil Code (article 1429).
