Move-out inspection costs for tenants in Portugal
A move-out inspection is the final check of the property when the lease ends. For tenants in Portugal, it is a decisive moment: it determines whether the landlord can withhold all or part of the deposit to repair damage beyond normal wear and tear. Knowing who pays for repairs, how to document defects and which deadlines to respect helps avoid unfair deductions. This guide explains, in clear language, the tenant's and landlord's responsibilities, what evidence to gather, and what steps to take if there is a dispute, including where to find the applicable legislation and sample claim forms.
What is the move-out inspection?
The move-out inspection is the final inspection of the property before handing over the keys. In Portugal, the inspection typically checks the condition of walls, appliances, floors and cleanliness; it is used to compare with the move-in inspection and decide on deposit withholding. The main rental rules are in the NRAU — Law no. 6/2006 [1] and the forms/processes for claims are available through the judicial services and on Citius [2].
Who pays for the inspection and repairs?
- Tenant: repairs for damage beyond normal wear and tear (e.g., holes in walls, broken glass).
- Landlord: structural maintenance and normal wear that is not caused by tenant negligence.
- Deposit: it may be deducted to cover proven costs, with documentary evidence and comparison to the move-in inspection.
- Agreements: if there is a prior written agreement on painting or cleaning, follow the agreed terms.
Documenting evidence and maintenance
Recording the property's condition is essential to protect your rights. Make a comparative inventory with the move-in inspection and keep copies of messages and receipts.
- Take dated photos and videos of every room before handing over the keys.
- Keep receipts for any cleaning or repairs you authorized.
- Send written communication to the landlord confirming dates and observations, preferably by email or registered letter.
- Request a joint inspection appointment so both parties can be present.
Frequently Asked Questions
- Who pays for final cleaning?
- If the contract requires cleaning to a reasonable standard and this is documented, the tenant pays; otherwise, costs should only be deducted from the deposit if there is proof of cleaning below normal wear standards.
- Can the landlord withhold the deposit to repaint the whole property?
- Not automatically; repainting due to normal wear is usually the landlord's responsibility. The landlord may only deduct costs if they prove repainting results from tenant-caused damage beyond normal use.
- What if I disagree with deposit deductions?
- Gather evidence (photos, inventory, receipts), attempt a written agreement with the landlord and, if necessary, use judicial services or file a complaint through the Tenant and Landlord Desk.
How to
- Gather evidence: dated photos, inventory and copies of the move-in inspection.
- Review the lease for clauses on cleaning, painting and responsibilities so you know what is enforceable.
- Notify the landlord in writing proposing a joint inspection date and describing observed issues.
- If no agreement is reached, consult services on Citius and consider filing a formal complaint.
- Respect contractual and legal deadlines for contesting deductions and returning the keys.
Key takeaways
- Always document the property's condition with photos and an inventory.
- Keep all communications in writing and receipts for repairs.
- Observe deadlines for claims and responses.
