Landlords, Avoid These Rental Mistakes in Portugal

Happy Easter Sunday, friends! 🐰 

While most people were planning to hunt for Easter eggs during Holy Week, I was hunting for something far rarer: an appointment at the IRN office to renew my daughter’s residency permit.

Her título de residência (residency permit) expired in December 2023. Since then, I’ve sent more emails than I care to admit and spent more time on hold than I care to remember. But with the June 2025 deadline looming for all expired permits to be renewed, I figured it was time to try my luck in person—again.

Having already been turned away n Leiria and Alcobaça, I showed up at the Marinha Grande IRN office with my daughter as bait, hoping her sweet nature and fluent Portuguese might woo the local authorities into granting us an appointment. Sadly, we were met with the usual bureaucratic shrug. The woman behind the desk informed us, unsympathetically, that we would eventually be contacted for an appointment when they got to the December 2023 cases.

Confused, I asked, “What month are you working on now?”

Her answer: “September 2023.”

I know some expats have already renewed their more recently expired cards, but perhaps it’s the cursed power of our green mamba passports that’s got us stuck near the bottom of the pile.

And so, we keep hoping... and waiting.

Today’s newsletter is short and sweet—here’s what we’ll unpack:

🏠️ Part 2 of the Property Rental mini-series: Avoid the Rental Pitfalls – What Every Landlord Should Know

🐰 Portuguese language lesson about Easter Traditions in Portugal

Let’s dive in!

PS, if you haven’t yet, you know what to do ⬇️

📷 Pic of the week

Câmara de Lobos is a picturesque fishing village on Madeira’s south coast, known for its colorful boats, dramatic coastal views, and traditional poncha drink, famously adored by Winston Churchill.

📰 What’s Happening

Sport

European Marathon, 27 April 2025: The Aveiro European Marathon is a scenic annual race held in the charming city of Aveiro, Portugal, known for its flat course, vibrant atmosphere, and picturesque canals that offer runners a unique coastal experience.

FIM SideCar World Championship, 26-27 April, 2025: a thrilling motorsport event where high-speed teams of two race powerful sidecars around the iconic Estoril Circuit, combining skill, strategy, and adrenaline.

Culture

Madeira Flower Festival, 1-25 May, 2025: a vibrant celebration of spring held in Funchal, where colorful floral parades, intricate flower carpets, and lively performances transform the island into a blooming paradise.

Show us some ❤️‍🔥

Enjoying The Expat Hustle? I’d love it if you could rate this newsletter via the link below! And if you have 5 extra minutes, a quick testimonial would seriously make my day. It helps me connect with more expats who could use the tips and support we’re all sharing here. Thank you!

💰 The Hustle Fund — Money, Taxes, and all things Financial

🏠️ The Property Issue 🏠️ 

Today we bring you Part 2 of the 3-part series on renting out your property in Portugal, brought to us by the experts at FRESH Properties.

As a quick recap, this mini-series covers the following key topics on property rentals:

📌 March: Legal & Financial Guide to Renting Out Property in Portugal

📌 April: Practical Challenges & Pitfalls to Renting Property in Portugal

📌 May: How to Optimise to Achieve Better Rental Success in Portugal

🔎 This week’s focus: Avoid the Rental Pitfalls – What Every Landlord Should Know

In Part 2 today, the experts at FRESH Properties break down the real-life challenges landlords face: from spotting tenant red flags, to budgeting for maintenance, and ensuring you have a professionally drafted rental agreement in place. Whether you’re new to the game or a seasoned property owner, these insider tips could save you time, stress, and unexpected expenses.

Now, over to our guest author today, Stephanie at FRESH Properties:

Avoiding Pitfalls — Practical Tips for Landlords in Portugal

Avoiding Pitfalls as a Landlord in Portugal

Owning rental property in Portugal can be rewarding, but it’s not without challenges. From tenant disputes to unexpected maintenance costs, being prepared is half the battle. In this article, we cover common pitfalls and how to avoid them.

1. Common Tenant Issues

Late payments, property damage, and non-compliance with contracts are frequent concerns. Screening tenants thoroughly and having clear rental agreements can save a lot of headaches, as well as having an open line of communication will also go a long way to help avoid any unwanted issues or dramas with tenants.

• Screen tenants thoroughly – Request proof of income, references from previous landlords, and a rental history to assess reliability.

• Use a clear rental agreement – Outline all responsibilities, payment terms, and house rules to avoid disputes.

• Be proactive with communication – Establish open dialogue with tenants to resolve issues before they escalate.

2. The Rental Contract Minefield

Drafting rental contracts in Portugal requires attention to detail. Many expat landlords make the mistake of using generic contracts that fail to comply with local laws; Novo Regime do Arrendamento Urbano (NRAU). Investing in a professionally drafted agreement is a smart move.

• Use a professionally drafted lease – A contract should comply with Portuguese law, specifying terms for rent, deposits, eviction clauses, and maintenance responsibilities.

• Register the lease with the tax authorities – This is legally required and provides protection in case of disputes.

• Know the difference between short-term and long-term rentals – Different rules apply, and tax obligations vary accordingly.

3. Maintenance and Hidden Costs

In addition to taxes, landlords should budget for maintenance and repairs. Regular upkeep not only preserves property value but also prevents costly emergencies.

• Plan for ongoing maintenance – Routine checks on plumbing, electrical systems, and appliances can prevent major repairs.

• Set aside a maintenance fund – A general rule of thumb is to allocate 1-2% of the property’s value annually for upkeep.

• Understand your responsibilities – Under Portuguese law, landlords must ensure the property is habitable, which includes addressing structural issues and essential repairs.

4. Dealing with Difficult Tenants

Even with careful screening, problematic tenants can arise. Recognising warning signs early—such as reluctance to provide references or requests for frequent repairs—can help landlords act proactively.

• Watch for red flags – Tenants unwilling to provide references, frequently requesting repairs, or making late payments can indicate future issues.

• Document everything – Keep written records of all communication, maintenance requests, and payments for legal protection.

• Know the eviction process – Evicting a tenant for non-payment can take months, so legal guidance may be necessary.

By staying informed and proactive, landlords in Portugal can avoid common pitfalls and make the most of their rental investment.

Stay tuned for our final edition, where we’ll explore strategies to optimise your rental success!

🏠️ 

With thanks to our collaborator, Stephanie Box, Real Estate Consultant at FRESH Properties, for her valuable insights and contributions to this article.

For more information on all things property, you can reach out to Stephanie via email below. Alternatively, WhatsApp the surprisingly helpful AI Estate Agent, Pedro, for real-time answers to your questions.

📧 Email: [email protected]

🗣 Lost in Lingo

Listen and read along to this great video by Mia Esmeriz Academy where she explains four Easter traditions in Portugal—in Portuguese with subtitiles in English.

…And That’s All Folks

Thanks for reading! 💌

Hustle on!

Angelique🧞‍♀️

Was this newsletter forwarded to you? Don’t miss next week’s scoop by signing up here.

Disclaimer: The links I share are for products and services I’ve actually used and recommend. Sometimes, I get to share a referral link, which might throw a little reward my way—but never at your expense. You’ll pay the same price set by the supplier, no sneaky markups. My recommendations are always based on experience, not commissions. Thanks for supporting this newsletter—you rock!