How to Avoid Losing Your Deposit in Portugal
Being a tenant in Portugal brings responsibilities that start before signing the lease and continue after leaving the property. Many lose all or part of their deposit due to avoidable mistakes: lack of evidence of the initial condition, delays in repairing damage, insufficient cleaning or failing to meet notice deadlines. This guide explains in clear language which documents to keep, how to record photos and communications, when to call technical assistance and what your rights are with the landlord and the courts. It includes practical steps to organise the handover and reduce conflict risks, and where to find official forms and procedures in Portugal.
Checklist to avoid losing the deposit
- Record the initial condition with photographs and video, preferring dated images.
- Keep receipts, payment proofs and all communications with the landlord.
- Notify in writing any damage as soon as it occurs and request written confirmation.
- Carry out small authorised repairs and document the cost with invoices.
- Return the keys and agree in writing the date and time of handover.
- Respect contractual deadlines for claims and requests.
Keep digital and physical copies of your documents.
How to document the property condition
- Take photographs of each room with visible date and time.
- Record a video giving a panorama of the property and the electricity/water meters.
- Make a written list of defects and existing appliances and sign it with the landlord when possible.
- Keep estimates and invoices for repairs carried out.
Store all evidence in two independent formats.
Frequently Asked Questions
- Can the landlord deduct the deposit for normal wear and tear?
- No. Wear resulting from normal use should not be charged; only damages beyond ordinary use may be deducted.
- How long do I have to dispute deposit deductions?
- Check the contract deadlines and communicate as soon as possible; the earlier you present evidence, the greater the chance of resolving without litigation.
- What to do if the landlord does not return the deposit?
- Try a written agreement first; if there is no response, follow formal complaint steps and, if necessary, file a claim at the Tenants and Landlords Desk or in court.
How to proceed
- Gather all documentation: lease, receipts, photographs and videos proving the property condition.
- Send a written notice to the landlord detailing the complaints and requesting return or justification of deductions.
- If there is no agreement, submit a complaint to the Tenants and Landlords Desk through the CITIUS portal.[2]
- If necessary, present evidence in court and follow the process with all documentation organised.
Key takeaways
- Always document the property condition before moving in and when moving out.
- Record and prove any repairs with invoices.
- Respect deadlines and respond quickly to notices.
