{"id":6146,"date":"2026-07-21T06:24:42","date_gmt":"2026-07-21T06:24:42","guid":{"rendered":"https:\/\/aluseg.com\/novo-regime-arrendamento-2026\/"},"modified":"2026-07-21T12:37:12","modified_gmt":"2026-07-21T12:37:12","slug":"new-rental-regime-2026-what-changes-for-landlords","status":"publish","type":"post","link":"https:\/\/aluseg.com\/en\/new-rental-regime-2026-what-changes-for-landlords\/","title":{"rendered":"New Rental Regime 2026: What Changes For Landlords"},"content":{"rendered":"

On July 9, 2026, the Council of Ministers approved the new rental regime<\/strong> \u2014 the largest overhaul of the rent law since Mais Habita\u00e7\u00e3o. Faster evictions, the end of the 2% cap on new contracts, the unfreezing of old rents, negotiable security deposits: the changes affect virtually every landlord in Portugal. This guide explains, point by point, what changes, when it changes, and what you should do right now.<\/p>\n

Important:<\/strong> the decree was approved by the Council of Ministers but is not yet law<\/strong> \u2014 it requires approval by Parliament and promulgation by the President. Until then, the current NRAU rules<\/a> remain in effect. We will update this article at every step of the legislative process.<\/p>\n

Summary: before vs. after<\/h2>\nTopicCurrent ruleNew regime (proposal)<\/p>\n

Termination for non-paymentArrears exceeding 3 months2 consecutive months<\/strong>of rent in arrears
\nRepeated delays4 delays exceeding 8 days in 12 months3 delays >8 days in a year<\/strong>(or 4 in 18 months), do not need to be consecutive
\nEviction processEviction and rent collection in separate pathsA single process<\/strong>for eviction + outstanding rent
\n2% cap on new contractsIn force until 2029Ends 3 years earlier<\/strong>\u2014 unrestricted initial rent
\nOld rents (pre-1990)FrozenPhased unfreezing<\/strong>by age and income of the tenant (see below)
\nSecurity depositLegal limitsNo legal limit<\/strong>\u2014 negotiable between the parties
\nRent in advanceMaximum 2 monthsMaximum 3 months<\/strong>1st automatic renewalLimited oppositionLandlord canoppose the 1st renewal<\/strong>with proper notice
\nCommunicationsRegistered letterEmail allowed<\/strong>with agreement of the parties<\/table>\n

Evictions: what changes in detail<\/h2>\n

This is the change with the most practical impact. Under the proposed regime:<\/p>\n

TenantAnnual incomeWhat happens to the rent<\/p>\n

Under 65 yearsUp to ~\u20ac64,400Frozen for another 5 years
\nUnder 65 yearsAbove ~\u20ac64,400Can increase up to1\/15 of the VPT<\/strong>of the property
\n65 years or olderUp to ~\u20ac64,400Contract remains unchanged
\n65 years or olderAbove ~\u20ac64,400Can increase up to 1\/15 of the VPT<\/table>\n

For landlords with old rents, the first step is to know the current VPT of the property<\/strong> (property tax document) and simulate 1\/15 of that value \u2014 in many cases, the difference compared to the frozen rent is substantial. The proposal also provides tax benefits for the landlords of these contracts.<\/p>\n

New contracts: rent freedom and more guarantees<\/h2>\n