Rent arrears tracking for Portugal landlords
Aluseg opens a case per lease with unpaid rent, recommends the next step with its deadline, and gathers letters, mailings, payments and your notes into one timeline.
- Case opens and closes itself
- Step plan with deadlines
- Append-only timeline
The essentials
What to do for every late rent, and by when
When a tenant stops paying, the hard part is not only chasing the money: it is knowing what to do next, by when, and keeping proof of everything.
Opens and closes by itself
A case opens when a rent goes unpaid past the 5-day grace period, and closes by itself once the late rents are paid.
Step plan with a deadline
Reminder, formal payment notice (8-day window), resolution notice through the partner lawyer and, last, eviction (informational only).
An append-only timeline
Collects letters, emails, registered mail (requested, posted, delivered or returned), lawyer requests, payments and notes.
Available on every plan
The board is on every plan; letter templates from Essential, and registered mail with proof of receipt costs €14.99 per letter.
How it works
From arrears to resolution, step by step
At the top of the board, three tiles sum it up: open cases, total owed and overdue deadlines. Filters split open cases, cases resolved in the last 90 days and all cases.
- 1
The case opens automatically
A rent counts as late once its due date plus 5 grace days has passed, the same rule used across the whole app.
- 2
Aluseg shows the next step and its deadline
Each case carries a next step (for instance, send the formal payment notice) and, when there is one, the due date. If a deadline passes without payment, you get an alert.
- 3
Everything lands on the timeline
Letters, emails, registered mail, the lawyer request and payments appear on the case automatically; what happens outside the app is added with Record an event.
- 4
The case closes when the debt is paid
You can also close it by hand (debt waived, for instance); resolved cases stay as history.
The recommended steps
The usual order of rent recovery in Portugal
Aluseg only recommends the next step, it does not decide for you: you can skip a step or record a payment plan at any time.
- Template from Essential
1. Reminder
Recommended from the first day of arrears, with the «Lembrete de renda em atraso» template filled in with the lease data; send it by email from the lease page.
- Template from Essential; registered mail €14.99
2. Formal payment notice (interpelação)
Recommended from 8 days late or after a reminder; once sent, counts the 8-day voluntary payment window stated in the letter and alerts you when it ends. Generate it and send it, preferably by registered mail with proof of receipt.
- Fee quoted by the lawyer
3. Resolution notice
When the rent history shows a ground for termination, Aluseg offers the request to the partner lawyer and tracks its status; once served, wait for the legal payment period and confirm it with the lawyer. Termination for non-payment must be served in the form the NRAU requires (art. 9(7)), for instance in person by a lawyer, which is why this step goes through the partner lawyer.
- All plans
4. Eviction (BAS / court)
Informational: shows where the case stands and links the eviction guide. It does not file anything or follow the court for you; you record the filing, hearings and documents on the case.
- All plans
Payment plan
Keeps the case open until the late rents are paid; record the agreement (e.g. 3 monthly instalments) and resume the next step if it fails.
What gets recorded
An append-only timeline
No event can be edited or deleted once recorded. It is a dated history, with documents, that you can hand to a lawyer.
| Source | Timeline events | Evidence attached |
|---|---|---|
| Automatic | Case opened, debt updated, case closed (paid, lease ended). | Months, amount and days late at each point. |
| Letters | Reminder sent by email, formal notice generated, formal notice sent by email. | The letter PDF, archived in the lease documents. |
| Registered mail with proof of receipt | Requested, posted by CTT, delivered or returned. | Proof of posting and CTT tracking number. |
| Partner lawyer | Resolution notice requested; resolution served on the tenant. | Request status and date served. |
| Payments | Payment received, for each month settled after the case opened. | The paid rent record on the lease. |
| Manual entries | Payment plan, eviction filed (BAS / court), hearing or court step, note. | Optional document (PDF, JPG or PNG, up to 15 MB). |
The case also flags loose ends: a notice generated but never recorded as sent, a registered letter still waiting for CTT, or a letter that came back. Read our guide Unpaid rent: what to do in the first 30 days.
After the case is resolved
Fewer late rents and an easier year-end
To collect future rents on time, switch on rent collection by SEPA direct debit; at year end, your accountant sees paid and missing rents in the accountant portal.
Related guides: Unpaid rent: what to do in the first 30 days; in Portuguese, Inquilino não paga a renda: o que fazer and Procedimento Especial de Despejo (PED).
Plans
Which plans include it
| Feature | Free | Essential | Expert | Pro |
|---|---|---|---|---|
| Arrears board, step plan and timeline | Yes | Yes | Yes | Yes |
| Recording events with documents | Yes | Yes | Yes | Yes |
| Letter templates (reminder, formal notice) | No | Yes | Yes | Yes |
| Registered mail with proof of receipt | €14.99/letter | €14.99/letter | €14.99/letter | €14.99/letter |
| Resolution notice by the partner lawyer | All plans (fee quoted and invoiced directly by the lawyer) | All plans (fee quoted and invoiced directly by the lawyer) | All plans (fee quoted and invoiced directly by the lawyer) | All plans (fee quoted and invoiced directly by the lawyer) |
Current prices and limits are on Pricing and in the Aluseg fact sheet.
Frequently asked questions
Rent arrears tracking
When does Aluseg treat a rent as late?
Once its due date plus 5 grace days has passed without payment. It is the same rule used in the rent list, on the lease page and in alerts. At that point a case opens on the rent arrears board, and it closes by itself once the late rents are paid.
Does Aluseg handle the eviction for me?
No. Eviction (the BAS, Balcão do Arrendatário e do Senhorio, or a court action) is a separate procedure outside Aluseg. On the case, the eviction step is informational: you record the filing, hearings and documents to keep the timeline complete.
Can I send the formal notice by registered mail?
Yes. From the lease you can order it as registered mail with proof of receipt, a paid add-on (€14.99 per letter). The letter is posted through CTT, and posting, delivery or return show up on the case timeline with the tracking number.
Can I serve the termination notice by registered letter?
No. Termination for non-payment must be served in the form required by the NRAU (art. 9(7)), for instance in person by a lawyer. Aluseg routes that request to the partner lawyer, who quotes and invoices the fee directly.
Have the letter templates been approved by a lawyer?
No. The reminder and formal notice templates are starting points you should review and adapt to your situation. Aluseg does not give legal advice; for termination, the request goes through the partner lawyer.
General information, not legal advice (Informação geral, não constitui aconselhamento jurídico). Last reviewed: 27 September 2026.
Always know the next step for every late rent
Create your account, add the lease, and Aluseg opens the case, counts the deadlines and keeps proof of every mailing. Free account, no card, ready in minutes.
Create a free accountNeed more context?
See all the facts about Aluseg