How to Prove Accommodation in Portugal: The 2025 AIMA Rules Explained

Portugal continues to refine its immigration framework, with the most recent changes focusing on accommodation requirements for visa and residence applications. These adjustments reflect the efforts of the Agency for Integration, Migration and Asylum (AIMA), the national immigration authority, to increase security and ensure that the documents submitted accurately represent the applicant’s living situation.

Until recently, proof of accommodation was relatively straightforward. A rental agreement with a minimum one-year term, even if it included a break clause or a property deed, was sufficient. Alternatively, applicants could rely on an address certificate issued by the local Parish Council (Junta de Freguesia), a Fiscal Residence Certificate from the Portuguese Tax Authority (Finanças), or, in the case of visa applications, a term of responsibility (termo de responsabilidade) provided by a family member or friend, with a recognised signature.

For tenants, the new scheme requires the presentation of both a lease agreement and proof that it has been registered with the Finanças. In addition, they are required to sign a declaration confirming their tenancy, which is available online or can be provided at the AIMA appointment itself, where it may be signed in person.

Registering the lease with Finanças is a straightforward process carried out through the Tax Authority’s online portal. It has long been a legal duty of the landlord to register lease agreements with the Tax Authority by the end of the month following the start of the tenancy. For example, if a lease begins in January, it must be registered by the end of February. Where there is more than one landlord, a single communication is sufficient, provided that all landlords are identified and their respective shares indicated. A practical point worth noting is that when the tenant is a foreign national, the online portal requires the indication of a passport number rather than a Portuguese taxpayer number (NIF). This has caused some confusion, as most foreign tenants already hold a Portuguese NIF before entering into the lease; nonetheless, it is possible to complete the registration by inserting the passport number.

As of 1 August 2025, however, a significant change applies: tenants themselves have been granted the right to declare their lease agreements directly to the Tax Authority whenever the landlord fails to comply with this obligation. This mechanism, set out in Article 60(4) of the Stamp Duty Code, introduced through the amendments made by Law No. 56/2023 and regulated by Ministerial Order No. 106/2025/1, known as the Comunicação do Locatário ou Sublocatário (CLS), was implemented to protect tenants and reduce informality in the rental market.

Through the CLS, tenants can upload the signed contract, provide details of the landlord and the property, and submit supporting documents such as rent payment receipts. Once submitted, the Tax Authority issues a digital certificate that is valid for tax and legal purposes.

An important consequence, however, is that once a lease is registered, stamp duty (imposto do selo) becomes payable, calculated at 10% of one month’s rent. The legal obligation to pay this tax always rests with the landlord, and it is not transferred to the tenant, even when the tenant initiates the registration due to the landlord’s failure to comply with this duty. For AIMA, however, the decisive factor is that the lease is duly registered with the Tax Authority, irrespective of whether the stamp duty has been settled. Applicants should be aware that without such registration, residence applications will not be accepted, even if a signed rental agreement is presented.

For property owners, proof of ownership must now be established through the updated land registry certificate (certidão do registo predial) issued by the Land Registry (Conservatória do Registo Predial), rather than relying solely on the property deed. This certificate can be obtained online, typically on the same day, for €15, and is generally valid for six months.

Stricter requirements apply in cases where the rental agreement has not been registered with the Tax Authority. In such situations, the landlord must provide a declaration confirming the rental arrangement, accompanied by the property’s land registry certificate. As AIMA does not provide a standard form for this purpose, the declaration must instead be drafted separately, usually with the assistance of a lawyer or notary. Crucially, the landlord’s signature on it must be formally recognised by a notary, lawyer, or solicitor. Without this recognition, the declaration is not valid and will not be accepted by AIMA, jeopardising the application. It should also be noted that these requirements may vary between different AIMA offices and consulates, as part of them stem not only from the law but also from administrative practice. For this reason, it is highly advisable to confirm the specific requirements in advance - and our team is well placed to guide applicants through these nuances and ensure full compliance.

These new requirements apply to both residence permit applications and renewals in Portugal, as well as to visa applications at consulates abroad. In the latter case, the term of responsibility - by which the host declares they accept responsibility for the applicant’s stay in Portugal, including accommodation, removal costs if required, and compliance with Portuguese law - is still valid, but the signature must be formally recognised by a notary, lawyer, or solicitor in the sponsor’s legal area of residence. Additionally, the host must provide proof of accommodation, either through the property deed accompanied by an updated land registry certificate, or through a lease agreement in the host’s name duly registered with the Tax Authority, as applicable.

The aim is clear: to reduce ambiguity and ensure that accommodation claims reflect real, verifiable living conditions. Applicants should therefore confirm that their rental contracts are properly registered, that ownership details are up to date in the Land Registry, and that all required declarations and signatures are in order before submitting their application.

Whether applying for a visa abroad, requesting a residence permit in Portugal, or renewing an existing title, early preparation is essential to avoid delays or rejections caused by missing or invalid documentation. In particular, applicants should note that without a registered lease or valid land registry certificate, AIMA will refuse the residence application, regardless of whether a signed contract exists.

At LVP Advogados, we closely monitor legislative changes and practical updates, drawing on our daily experience with the authorities to remain fully informed.  Our team is ready to provide tailored legal support, guide you through every step of the process, and ensure your application proceeds smoothly under the new requirements.